HomeMy WebLinkAboutR2009-105 - 2009-06-22 RESOLUTION NO. 82005-105
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PEARLAND,
TEXAS, AUTHORIZING THE PEARLAND ECONOMIC DEVELOPMENT
CORPORATION ENTERING INTO A CONSULTING SERVICES
AGREEMENT.
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF PEARLAND, TEXAS;
Section 1. That the Pearland Economic Development Corporation, is hereby
authorized to enter into a consulting services agreement with Gateway Planning.
Section 2. That the consulting services agreement, attached hereto as Exhibit
"A", is hereby approved.
PASSED, APPROVED and ADOPTED this the 22nd day -of June, A.D., 2009.
�v
'Y
TOM REID
MAYOR
ATTEST:
I�
RKETAR
APPROVED AS TO FORM:
DARRIN M. COKER
CITY ATTORNEY
EXHIBIT
N
PROFESSIONAL SERVICES AGREEMENT
THIS PROFESSIONAL SERVICES AGREEMENT (the "Agreement") is entered into as of June 8, 2009 (the "Effective Date"), by and
between GATEWAY PLANNING GROUP, INC. ("Contractor"), located at 101 Summit Avenue, Suite 606, Fort Worth, Texas
76102, and the PEARLAND ECONOMIC DEVELOPMENT CORP. ("Client"), located at 3519 Liberty Drive, Pearland, Texas 77581.
I. ENGAGEMENT. Client hereby retains Contractor and
Contractor hereby accepts engagement from Client to provide
services set forth in the tasks delineated on Schedule "I",
attached hereto (the "Services").
2. COMPENSATION. Client shall pay Contractor a fixed fee of
$379,500.00 based on the budget delineated by task in Schedule
"1", plus reimbursable expenses including, without limitation, travel,
lodging, reprographics, facilities rental, workshop supplies, and
plotting. Specific allocations, deductions or credits affecting the
compensation to Contract must be detailed in writing on Schedule
"I" and established at the outset of the engagement contemplated
herein. Contractor shall invoice client on a monthly basis pursuant
to a percentage completion of the tasks delineated in Schedule
"I", along with reimbursable expenses. All invoices shall be due
upon presentation and payable within ten (10) days. Any local, state
or federal taxes applicable to any of the services provided by
Contractor shall be added to the amount due. All other services
undertaken by Contractor and authorized by Client beyond those
specified in Schedule "I" shall be compensated at the rate of
$300.00 per hour for principals, $225.00 per hour for senior
designers and planners, $175.00 per hour for designers and planners,
and $105.00 per hour for professional support staff, unless other
arrangements are made by mutual agreement. Contractor may sub-
contract any portion of the Services set forth on Schedule "I ";
provided, however, any increase in fees or compensation due to the
use of such sub -contracted services shall be approved in writing and
signed by Client.
3. PROFESSIONAL STANDARDS. Contractor shall be responsible,
to the level of competency presently maintained by other practicing
professionals in the same type of work in Clients community, for
the professional and technical soundness, accuracy, and adequacy of
the work and materials furnished under this Agreement.
4. TERMINATION. Either Client or Contractor may terminate this
Agreement by giving 30 days written notice to the other party. In
such event, Client shall forthwith pay Contractor in full for all work
previously authorized and performed prior to the effective date of
termination. If no notice of termination is given, relationships and
obligations created by this Agreement shall be terminated upon
completion of all applicable requirements of this Agreement.
S. ACCESS TO RECORDS and WORKPRODUCT. Contractor
agrees that Client shall, until expiration of one (1) year after final
payment by Client to Contractor, have access to and the right to
examine and photocopy directly pertinent documents, papers and
records of Contractor involving transactions relating to this
Agreement. Upon forty-eight (48) hours notice, Contractor shall
give Client access during normal working hours to all necessary
facilities and shall be provided adequate and appropriate work
space in order to conduct audits in compliance with the
provisions of this section. Contractor at all times shall retain co -
ownership of all final work product resulting from this Agreement
and may utilize it for any purposes including, without limitation,
marketing. Contractor shall retain sole ownership of source files,
digital files, drafts and working documents for all work product. If
Contractor displays contractor's logo or copyright designation on
any draft or final workproduct provided to Client, Client shall
continue to utilize and display on the workproduct that logo or
copyright designation if the workproduct is reproduced, used,
disseminated or displayed publicly or disseminated to any third
party, unless other arrangements have been made by mutual
agreement. Contractor reserves the right to enforce its copyright
through all legal means including common law, statutory and
equitable remedies.
6. INSURANCE. During the term of this Agreement, Contractor
shall keep in force General Liability and Professional Liability
Insurance coverage up to $1,000,000.00 per occurrence and
$1,000,000.00 in aggregate total coverage.
7. ENTIRE AGREEMENT/ MODIFICATION. This Agreement,
including Schedule " I", attached, is the entire agreement
between the parties and supersedes all prior negotiations,
agreements and understanding relating to the subject matter of
this Agreement. This Agreement may only be modified or
amended in writing executed by all parties. Email communication
constitutes a writing.
8. ASSIGNMENT. Client understands that it may not assign this
Agreement or its rights hereunder, or delegate any or all of its
duties under this Agreement without written authorization from
Contractor. Except for the use of sub -contractors to perform
services, Contractor understands that it may not assign this
Agreement or its rights hereunder, without written authorization
from Client.
PROFESSIONAL SERVICES AGREEMENT Page I
9. LEGAL EXPENSES. In the event that legal action is taken by
either party to enforce any rights or remedies under this
Agreement, it is hereby agreed that the successful or prevailing party
shall be entitled to receive any costs, disbursements and reasonable
attorney's fees.
10. SEVERABILITY. In the event that any one or more of the
provisions contained in this Agreement shall be held invalid, illegal or
unenforceable in any respect, this Agreement shall be construed as if
such invalid, illegal or unenforceable provisions had never been
contained herein, and the enforceability of the remaining provisions
contained herein shall not be impaired thereby.
11. BINDING EFFECT. The parties to this Agreement further agree
that the promises, covenants, and conditions herein shall be binding
upon the parties to this Agreement, their heirs, assigns, successors,
administrators, and representatives forever.
12. INDEMNIFICATION AND HOLD HARMLESS. Each party
agrees to indemnify and hold the other party, its heirs, assigns,
successors, administrators, and representatives harmless of and
from any and all claims, actions, liabilities, losses, damages, suits or
causes of action brought by any third party, person or entity as a
result of any incident, event or occurrence giving rise to such
claims, to the extent such claims, actions, liabilities, losses,
damages, suits or causes of action are caused by any negligent act,
error or omission of the indemnifying party or any person or
organization for whom indemnifying party is legally liable.
13. LIMITATION OF LIABILITY. Contractor's liability for any
cause or combination of causes is, in the aggregate, limited to an
amount no greater than the fee paid to Contractor hereunder or
available insurance coverage delineated herein, whichever is
greater.
14. GOVERNING LAW. It is understood and agreed by the
parties that this Agreement shall be governed by and enforced in
accordance with the laws of the State of Texas.
IN WITNESS WHEREOF, this Agreement was executed by the parties as of the Effective Date.
GATEWAY PLANNING GROUP, INC.
By:
(Authorized signature)
Scott Polikov
Its: President
By:
(Client Authorized signature)
(Client Printed name)
Its:
Date: May 12, 2009
Date:
PROFESSIONAL SERVICES AGREEMENT Page?
Schedule "I"
Gateway Planning Group, Inc. and its subcontractors shall undertake the tasks and provide the deliverables
as follows:
Client shall perform tasks or secure additional services, as necessary for implementation of the
Services as described herein. Contractor is not providing legal services; accordingly, legal review of the
Contractor's work may be necessary.
PROFESSIONAL SERVICES AGREEMENT Page 3
Task
Total
phase 1
kickoff meeting with EDC and City Staff
$3,900
Preliminary Site Analysis and Preparation of base maps
$21,600
Initial Stakeholder Interviews
$17,875
1/2 -day worksessions with Pogue & McEwen and WaterLights and related
stakeholders to develop initial integration strategy
$12,625
Report on key opportunities and issues from stakeholder interviews, and
staff review workshop
$13,375
Phase 2
Assessment of existing and planned developments, including report
integrating initial site analysis
$16,750
Identification of Regional Factors and Context Analysis for market demand
$16,000
Assessment of Market Demand, including assessment of Target Clusters
$29,500
Phase 3
Targeted additional stakeholder interviews to validate market demand and
targeted clusters
$16,500
Preparation for and facilitation of 3 -Day Design Workshop, including
Development of Spectrum Master Plan and two full color renderings
$86,750
Identify and prioritize critical infrastructure needs supporting master plan
$16,500
Assess and ID regulatory tools and design standards for master plan
$28,250
Worksessions with City Council and EDC Board to validate master plan
$22,000
Phase 4
Integrate Master Plan and Identified Clusters from Mkt Study, including
support analysis and nearterm implementation of emerging catalytic
projects
$25,250
Develop Fiscal Impact Model revenues and cost of service
$28,000
Identify and Prioritize Infrastructure Financing and Value Capture
Opportunities guided by Fiscal Impact Analysis and targeted clusters
$13,500
project management contingency
$11,125
Total Labor(excluding reimbursable expenses)
$379,500
Client shall perform tasks or secure additional services, as necessary for implementation of the
Services as described herein. Contractor is not providing legal services; accordingly, legal review of the
Contractor's work may be necessary.
PROFESSIONAL SERVICES AGREEMENT Page 3
MINUTES OF A SPECIAL MEETING OF THE PEARLAND ECONOMIC DEVELOPMENT CORPORATION
("PEDC") BOARD OF DIRECTORS OF THE CITY OF PEARLAND, TEXAS HELD MONDAY, JUNE 1, 2009
AT 7:00 P.M., 1ST FLOOR CONFERENCE ROOM, CITY HALL, 3519 LIBERTY DRIVE, PEARLAND,
TEXAS.
Call to order
The meeting was called to order at 7:38 p.m. with the following present:
BOARD MEMBERS
Chairman
George Sandars
Vice Chairman
Ed Thompson
Secretary
Lucy Stevener
Board Member
Gary Idoux
STAFF MEMBERS
Fred Welch
Kyler Cole
Ramon Lozano
Janice Vega
Minutes of a Special Meeting
June 1, 2009
Page 2
II. Executive Director's Report: Assistant Director Ramon Lozano gave a marketing update and
reported on his upcoming TexasOne Recruitment mission to New York.
III. Public Comments: None
IV. New Business
A. Remove from Table — Chamber Building Equipment: Board Member Gary Idoux made the
motion, seconded by Secretary Lucy Stevener to remove from the table the Chamber Building
Equipment.
Motion Passed: 4 - 0
B. Chamber Building Equipment: Board Member Gary Idoux made the motion, seconded by
Secretary Lucy Stevener to recommend use of the Hotel/Motel funds for the Chamber building
equipment in the amount of $110,000.00.
Motion Passed: 4 - 0
C. Consultant Agreement: Vice Chairman Ed Thompson made the motion, seconded by Board
Member Gary Idoux to recommend approval of a consultant agreement with Gateway Planning
for a development initiative for The Spectrum at Clear Creek; contingent upon a joint workshop
with the City Council to ratify the scope of the project based on the contracted amount as
recommended by staff.
Motion Passed: 4 - 0
V. Other Business
Executive Session Under Texas Government Code
The meeting was adjourned to enter into Executive Session at 9:07 p.m.
1. Section 551.087 — Deliberations Regarding Economic Development
Incentives
The Board reconvened into Open Session at 9:50 p.m.
New Business Continued:
D. Economic Development Incentives — Prospect #0908: Board Member Gary Idoux made the
motion, seconded by Vice Chairman Ed Thompson to approve a resolution to reimburse
expenses for Project #0908 through private placement bonds.
Motion Passed: 4 - 0
VI. Adjournment:
Time: 9:51 p.m.
Minutes approved as submitted and/or corrected this
, A.D., 2009.
George Sandars, Chairman
ATTEST:
day of
Lucy Stevener, Secretary
. i .,,, . . . ,,
IGatewa9 Planning
Group a
RESPONSE TO REQUEST FOR PROPOSAL FOR:
LAND USE STRATEGY & MARKETING PLAN
FOR THE SPECTRUM. AT CLEAR CREEK
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* GATEWAY PLANNING GROUP I N C .
PATE ENGINEERS * TXP INC .
PEARLAND ECONOMIC DEVELOPMENT CORPORATION
CITY OF PEARLAND, TEXAS
February 12, 2009
#1209 14 RICEIVI
MAY 2 3 2017 1 '1)
CITY OF PEARLAND
CITY SECRETARY'S OFFICE
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Table of Contents
Cover letter
1.Team Qualifications:
a. Advantages of the Gateway Planning Team
b. Team Details &Resumes
2. Project Approach
a. Project Understanding
b. Project Process&Phasing of Tasks
3. Project Examples
• Verano
• McKinney, REC&Craig Ranch
• Owensboro
• Leander
• El Paso
• Flower Mound
4. Project References
WWW.GATEWAYPLANNING.COM
101 Summit Avenue, Ste. 606 �t��� Phone: 817.348.9500 ext. 109
Fort Worth,Texas 76102 Facsimile: 817.348.9669
www.gatewayplanning.com Planning Group scott@gatewayplanning.com
Incorporated
February 10, 2009
Bob Pearce, Purchasing Officer
Finance Department
Attn: Purchasing Division
City of Pearland
3523 Liberty Drive
Pearland, TX 7758I
Re: RFP 1209-14 Land Use Strategy and Marketing Plan for the Spectrum at Clear Creek
Dear Mr. Pearce:
The Gateway Planning Team is ready to partner with the Pearland Economic Development Corporation
(PEDC) to position the Spectrum as a sustainable employment center along the Highway 288 Corridor. The
Gateway Planning Team includes the Gateway Planning Group, Pate Engineers and TXP Economists.
We understand that the challenge of the initiative is for PEDC to leverage Spectrum's location at Beltway 8;
capitalize on proximity to the Medical Center; continue the momentum of the WaterLights District; and
position Pearland as both a regional gateway and a key corporate destination between Brazoria County and the
Port of Houston. The answer can be found in a strategy we call the New Economics of Place. (See attached
article written for the American Chamber of Commerce Executives Magazine.)
Our work creating McKinney's Regional Employment Center, the Leander TOD north of Austin, and
Verano/Texas A&M—San Antonio demonstrates that we know how to position districts for unique
partnerships of developers, municipalities, transportation entities and institutions such as universities. These
partnerships are indispensable in attracting jobs in an ever increasing competitive climate.
Our experience in the complexities of downtowns distinguishes our team from others because downtowns are
often the most difficult to coalesce into a common development and recruitment plan. Just this week, for
example, the Gateway Planning Team was recognized for its ability to marshal disparate stakeholders, assets
and opportunities into a cohesive land use and development program:
"Much of the credit for the outcome(funding of$79 million redevelopment)goes to the plan
itself.The Greater Owensboro Economic Development Corp.did this community a service by
bringing in Gateway Planning Group,which went about meticulously garnering public input and
eventually produced a plan that not only will work,but also stirs the imagination and creates
excitement.... It will,we truly believe, do wonders for downtown and by doing so,will do
wonders for the entire community." [February 9, 2009, Messenger-Enquirer, Owensboro, KY]
If our approach and experience rings true with the PEDC, we hope to meet in person to discuss how we can
partner to develop a market-driven implementation plan. With team member Pate Engineers' local knowledge
and the team's experience quarterbacking similar initiatives, we believe we are a very good fit and appreciate
the opportunity to be considered for the initiative.
Sincerely,
Scott Polikov
WWW.GATEWAYPLANNING.COM
a ate w a ,9
Planning.
Group ---
az {
1 . Team Qualifications
a. Advantages of the Gateway Planning Team
b. Team Details & Resumes
WWW.GATEWAYPLANNING.COM
1 . a Advantages of
the Gateway Planning Team
The Gateway Planning Team seamlessly brings together the fields of
planning, urban design, economic development, transportation, and
i. xlcurivt
utility planning that are all needed to successfully develop a land use and
marketing strategy for the Spectrum at Clear Creek.
Our team has been working together for many years on projects that are
THE.NEN similar in scale and scopt to the Spectrum at Clear Creek. We utilize
ECONWtC market-based planning to realize employment centers,urban villages,new
14 OF PLACE universities,and major transportation facilities. Often times,the Gateway
Planning Team brings all of these critical elements together into a unified
implementation approach.
_71_4! _""•=""- Working with Pate Engineers and TXP, the Gateway Planning Group is
MESSENGER-INQUIRER known for harnessing land use through a comprehensive value capture
'A Bold Moon' structure to invest in,phase,and maintain the critical infrastructure needed
4
to sustain projects.
l -�4.
OP
'.c.;Y�" ?»-- 74 Gateway Planning Group is a nationally recognized, leading edge town
• planning firm that harnesses the benefits of placemaking for economic
411 ill'i development. We undertake projects from visioning, through the master
;
t - plan process;and we then implement the master plans through performance-
based design standards and form-based codes that link transportation and
,,,,,,,,;-7,,.�, land use into the highest yielding taxbase possible. More information on
11 iii how we create sustainable momentum for our clients is available at our
e _ website:www.gatewayplanning.com.
• Scott Polikov, AICP, President of Gateway Planning, will serve as
project manager and focus on the integration of land use and the
-.--• needed investments in infrastructure.
\I tV URli,l\ 1;
........ .r� • Jay Narayana,AICP,former Chief Planner for Southlake,Texas,and a
M�io�Y
Y Principal with Gateway Planning Group,will serve as lead planner and
r. ...=- _ developer of design guidelines and code strategies.
_� . _�_ • Mike Huston, AIA, architect and urban designer formerly with the
--- Louisville Development Authority, will act as lead on crafting the
` conceptual master plan.
WWW.GATEWAYPLANNING.COM
Pate Engineers has teamed with Gateway Planning on several similar projects
in other metropolitan regions of Texas including Verano,a 2,000 acre mixed
use community in south San Antonio. Locally, Pate serves as the General
Engineering Consultant (GEC) for the City of Pearland. Pate oversees the
planning,design,and construction of the City's Utility Program and various
Capital Improvement projects as assigned by the City. The work performed
includes managing, directing, and coordinating engineering, construction,
and specialty firms selected by the City for individual projects within
the program including overall program management. Pate's additional
experience in Pearland is prolific including Beltway 8/SH288 water and
sewer extensions, West Lea water and sewer extensions, Magnolia and
Veteran's Drive wet utility improvements, County Road 101 extension, etc.
This experience provides invaluable contextual knowledge for the Gateway
Planning Team, which will be critical during the site analysis and utility
planning tasks.
• Tobin Maples,AICP, former Pearland Exec. Director of Community
Services, will serve as deputy project manager and ensure that the
Gateway Planning Team's work builds on the long term goals of the
community.
• Paul Wallick,P.E.,has extensive experience with Pearland roadway and
utility projects and will lead the site and utility analysis tasks.
• Tim Buscha,P.E.,Hydrolics&Hydrology Services,will lead in drainage
analysis and related infrastructure tasks.
TXP,Inc.is a leader in working with communities to identify and integrate
their comparative advantages with market trends to create sustainable
economic development. Serving as the economist on retainer for the
City of Austin, for example, TXP has been engaged to create specific
development plans for music, film, not-for-profit arts, and gaming, in
addition to developing an overall incentives policy to be used in industrial
recruiting.
• Jon Hockenyos, President of TXP, will serve as lead market analyst
and coordinate with the Gateway Planning Team to ensure that the
overall revised land use master plan is integrated with local economic
development goals. In addition,Jon will lead the development of a
strategic plan,as well as provide any needed pro forma analysis from a
master developer perspective in order to attract third-party capital.
WWW.GATEWAYPLANNING.COM
Project Team
Spectrum Land Use & Marketing Strategy
Pearland, Texas
Economic Development Corporation
City of Pearland
Project Manager
Scott Polikov,AICP
Deputy Project Manager
Tobin Maples,AICP
Land Use, Urban Design, Market& Economic Transportation&
and Regulatory Tools Strategies Infrastructure
Gateway Planning TXP. Inc. Pate Engineering
Scott Polikov,AICP Tobin Maples,AICP
Jay Narayana,AICP Jon Hockenyos Paul Wallick,P.E.
Mike Huston Tim Buscha, P.E.
WWW.GATEWAYPLANNING.COM
1 . b Team Details & Resumes
Gateway Planning Group is a town planning and transportation consulting firm.
Gateway Planning combines the disciplines of town planning, urban design,
public-private finance and community facilitation, focusing first and foremost
on implementation. By focusing on implementation, Gateway Planning is
known for its results,especially in terms of value capture.
Gateway Planning works with local governments,transit authorities,universities,
state agencies and developers to harness growth and redevelopment into mixed-
use pedestrian-friendly neighborhoods.Gateway Planning has developed master
plans, codes and public-private funding strategies for downtowns, TODs,
universities and growth corridors. Gateway Planning complements its plans
with form-based codes and transportation programs that elevate quality of
life,while also harnessing the market's ability to sustain growth. Scott Polikov
and his colleagues believe that the key to implementation is integrating urban
design into development codes, designing streets for people and promoting
neighborhood businesses.
Gateway Planning specializes in marrying place-making,
1' regulation and the economics of infrastructure. This expertise
.. enables Gateway Planning to create sustainable value. In this
context, the firm serves clients, from small downtowns such
,; - :� '•t as historic McKinney, Texas and Owensboro, Kentucky—
`;,� Via:♦. ;/ \ . facilitating redevelopment plans and codes,to large metropolitan
N lift, cities cities such as Charlotte, Fort Worth, El Paso and Charleston,
' S.C. guiding both urban and regional growth policy.
i . mob �, �
••.,, 1,1 `'.7' _ Gateway Planning's work has earned the inaugural national
•• • 4 \ f� i F Driehaus Form-Based Code Award for best form-based code,
1 T.: the Texas American Planning Association (APA) Awards for
' t A Best Current Planning, Best Project Plan and Community of
r; •*. ` .. the Year, the North Central Texas Council of Governments
,. -;'.; Leadership in Development Excellence (GLIDE) Award,
f• . '•.a-,' the Envision Central Texas Community Stewardship Award
TM I :S•-'`• , for best Planning in the region, as well as the Greater Dallas
Planning Council"Dream Study"Urban Design Award.
■▪ n 4
■ fir.
•
cIN °os:..w a '•_1 , ,._ Gateway Planning's work has also been featured in Urban Land,
— N..te�% »- ' .��.....� the magazine of the Urban Land Institute (ULI),Planning,the
:zsa:Owersted Elam M
1atrti=Y magazine of the American Planning Association,and Chamber
0 V2,1 "12..asmsSSew•°i01"""""'' Executive,the magazine of American Chamber of Commerce
.. ------ Executives Association.
. ems-- �'r 1..:. :.. '_- a= r_._
LEANDER TOD : Regulating Plan for the Leander TOD Form-Based Code,
Transact Map&Pedestrian Sheds Leander,Texas
WWW.GATEWAYPLANNING.GOM
SCOTT POLIKOV
Iiatewa AICP, CNU
Planning Group WWW.GATEWAYPLANNING.COM
Incorporated
EDUCATION
• M.S., Community& Regional Planning, UT School of Architecture
-Concentration in land development and emphasis on urban design
• J.D. with Honors, The University of Texas School of Law
• B.B.A., Finance with High Honors, UT School of Business
• Urban Retail Planning for Towns and Commercial Centers, Harvard School of Design
PROFESSIONAL & CIVIC ORGANIZATIONS
• American Institute of Certified Planners (AICP)
• Citistates Group Associate Member(Neal Peirce, Chairman)
• Congress for the New Urbanism
• National Civic League, Board of Directors
• Urban Land Institute (ULI) Advisory Services Panel Participant
• State Bar of Texas / District of Columbia Bar(inactive)
• TxDOT Urban Thoroughfares Committee, serving as Co-Chair of committee appointed by the
Texas Transportation Commission to develop a new process and state criteria for urban
thoroughfares including context sensitive design, land use value capture and public-private p-ships
PROFESSIONAL EXPERIENCE
MASTER PLANNED COMMUNITIES, TODs and FORM-BASED CODES
• Verano, City South, San Antonio. Leading the town planning of Verano, a 2,500-acre town center
and urban village community implementing the vision of the 45-square mile City South Plan in San
Antonio The initiative will include a commuter rail station as the southern terminus of the Austin-San
Antonio Commuter Rail System, healthcare facilities, mixed income neighborhoods, spoils
entertainment and the new Texas AMA University at San Antonio planned for 30,000 students.
Planning includes design of a village center al the "front door" of the A&M Campus anchored by a
commuter rail station and a multi-way boulevard to provide a café environment with high capacity
through lanes for major arterial anchoring Verano's village center and the university campus
• Leander Transit-Oriented Development (TOD) and SmartCode, Leander, Texas Served as
principal In charge to develop New Urban master plan (including downtown), form-based land
development code and tax increment financing district to implement an a 2,300-acre new urban
village core of the City of Leander (Including downtown), with multiple private landowners, where the
new 183A Toll Road will terminate and the new Capital Metro Commuter Rail stop will be located.
The Initiative provides a means to harness growth through urbanism and appropriately designed
context sensitive streets_ The UDC was developed as an adapted SmartCode. A true public-private
Initiative, the project involved multiple clients, including the City of Leander, Capital Metro
Transportation Authority and the multiple landowners within the planning area, The initial projection
of assessed value of the planning area, comparing the trends development scenario under the
current comprehensive plan and code, versus the TOD/UDC Initiative, projects almost of doubling of
101 Surnmit Avenue.S .606 Fort Worth.Texas 76102 Office:817.348.9500 Email:scottilkatewayptanning,com r:+gc 1
tax base to $2 Billion This work featured in Planning (Jan. 2006), magazine of the American
Planning Association, and the code adopted received the inaugural Driehaus Form-Based Codes
National Award by the National Form-Based Codes Institute for best form-based code
• North Richland Hills, Texas TOD Code. Crafting final station-area plans and implementing form-
based etude for two TODs located on "Cotton Bell Commuter Rail Line being developed for rail transit
service between Fort Worth and D1FW Airport, including mid-cities
• City of Burleson Commuter Rail TOD and IH-35 Corridor Plan. Facilitating a comprehensive IH-
35 Corridor land use and access management plan on the east side of town; developed 600-acre
Transit-Oriented Development Master Plan and rezoning for future commuter rail station and transit-
oriented development on the west side of town, including developing urban street/cafe cross-sections
for major arterials connecting the TOD with downtown Burleson and Fort Worth
• City of Duncanville, Texas Main Street/TOD Plan and Code. Preparing physical master plan and
new form-based zoning overlay for Main Street in Downtown Duncanville, including potential museum
and DART Rail Station. Supporting Kimley-Horn as Gateway's subconsultant for context sensitive
redesign of the cross-section for Main Street.
• Texas State University (formerly Southwest Texas State) Round Rock Campus Master Plan.
Served as project manager and co-principal designer for new Texas State University Campus in
Round Rock. Preparing for student population of 25,000 and based on Input from the Round Rock
community, the master plan provides for 100-acre campus and 600-acre surrounding mixed-use
neighborhoods anticipated as the campus develops. In addition to developing hierarchy of
pedestrian-oriented street cross-sections. the master planning process also entailed development of
urban design standards for continuity of campus and surrounding neighborhoods, a range of retail,
housing and other Institutional uses. as well as consideration of the general urban character of the
area. major thoroughfares, an adjacent rail corridor and an integrated green space network. The
neighborhood east of the campus will eventually be anchored by a commuter rail stop along the
MoKan rail corridor. The planning process included connections to the future rail station.
• McKinney Regional Employment Center(SH-121 Corridor) Plan and Code, McKinney, Texas
Facilitated community process and market strategy for mixed use Regional Employment Center--a
4500-acre corridor running along State Highway 121, for the City of McKinney, McKinney ISD and the
McKinney Economic Development Corporation: 1" Phase--Vision and economic analysis of tax base
potential: 2 '' Phase developed urban design zoning overlay: 3'1 Phase—prepared unified code for
zoning and subdivision, including TOD standards. This work earned the Texas American Planning
Association (APA) awards for best "Current Planning"and "Community of the Year."
• Craig Ranch Master Plan, McKinney, Texas. Served as design consultant with Andres Duany's
design learn (Duany Plater-Zyberk & Co.) for a 2,000-acre New Urban TND designed under the
Regional Employment Center Code developed by Gateway Planning, consisting of a vertically
mixed-use town center, surrounded by three pedestrian-friendly neighborhoods, a dozen pocket
parks, and 1 million square feet of non-residential currently under development including the Cooper
Aerobics Center, the Craig Surgery Center. North Texas Athletic Complex, a destination hotel and a
PGA Tour Tournament Players' Golf Course. In 2001, the Texas APA awarded this effort best
"Project Plan." The plan and code resulted in a $2.3 million grant from the Metropolitan Planning
Organization for the anchor parkway under the Joint Venture funding program for sustainable
development. 2.000-acre TND is projected to be home to over 30.000 people and 30,000 jobs.
DOWNTOWNS
• McKinney, Texas Downtown and TOD Plan, McKinney, Texas. Serving as managing firm for for
the development of a new historic downtown plan, an entertainment district. a Highway 5 Corridor
Plan and a future downtown DART rail station plan. In first phase, Gateway Planning managing
HNTB. Mesa Design and Civic Design Associates of Houston, along with its own design team during
the process. Initiative included conceptual redesign of State Highway 5 to be context sensitive to
101 Summit Avenue.Sle.606 Fort Worth.Texas 76102 Office:817.348.9500 Email:scotttga*wayplannln9.com ^: e 2
connect the historic downtown with the future rail transit station across the state highway. Second
phase includes form-based coding, incentive policies for public-private partnerships and parking.
• Greater Owensboro Economic Development Corporation Downtown Plan and Code,
Owensboro, Kentucky. Serving as lead planning consultant to develop comprehensive downtown
plan, economic development strategy (TXP, Inc.) and form-based code to complement waterfront,
including analysis of new entertainment venues, mixed use destinations and connections to existing
adjacent neighborhoods, as well as transportation network improvements and key pedestrian
linkages.
• El Paso Downtown Plan. Serving as planning consultant for the implementation of the City of El
Paso's downtown Plan with TXP, Inc. and Marcus Jahns & Associates, including prioritization of
catalyst projects as well as facilitating TIF financing of revised infrastructure and pedestrian
Improvement plan, as well as downtown management restructuring.
TRANSIT AND AIR QUALITY
• Land Use-Transportation Consultant, City of Fort Worth Air Quality Transportation Plan.
Providing analysis for development of tong range regional transportation plan for air quality and
sustainability including analysis of transit and complementary land use strategies for the region.
Recommendations will be made for the update of city regulations and development processes for the
implementation of TOD and TND development in context of regional transportation improvement plan,
including development of additional regulatory tools such as urban street and subdivision standards.
• Capital Area Metropolitan Planning Organization (CAMPO) Regional Growth Concept. Worked
as sub-consultant to Group Solutions developing planning policies for MPO's Activity Centers Policy.
• Capital Metro Transit-Oriented Development (TOD) Consultant. Provided Capital Metro
Transportation Authority analysis on expanding opportunities for TOD and value capture for public-
private funding for the implementation of a comprehensive regional rail transit system, including
integration of proper design strategies for adjacent neighborhoods and context sensitive streets.
REGIONAL PLANNING AND POLICY REFORM
• City of Charlotte—Mecklenburg County, North Carolina, providing city and county staff
implementation analysis of new General Development Policies and Urban Street Design Guidelines
for the Centers and Corridors Regional Plan that will better distribute new growth around light rail
system and new highways.
• Charleston, South Carolina (Berkley, Charleston and Dorchester Counties) Regional Plan,
leading implementation element with HNTB Team for the development of a growth plan for the region,
including development of integrated infrastructure, place making and value capture tools to leverage
limited local,state and federal funding for future growth.
• Regional Issues—Local Solutions Conference, Conference Director and Producer. Event held
(San Marcos) May 1, 1998, sponsored by the Austin-San Antonio Corridor Council and hosted by
Neal Peirce and Curt Johnson of the CitiStates Group, convening 800 public and private sector
leaders in the 22-county Central and South Texas Region, focusing on growth, transportation, water
and regional planning. Also served as volunteer program director for the Fifth Anniversary Regional
Conference in 2003. The 1998 conference catalyzed momentum for Austin-San Antonio Commuter
Rail and a region-wide green space plan and several regional growth plans.
• Regional Planning Implementation Advisor to Community Planning Association (MPO),
Treasure Valley/Boise Idaho Region. Provided value capture guidance on implementation of MPO's
Community's In Motion Regional Transportation Plan, focusing on linking local urbanism with regional
transportation infrastructure funding via MPO reforms and local value capture methods.
101 Summit Avenue.Ste.606 Fort Worth.Texas 76102 Office:817.348.9500 Email:sootegatewayplanning.com Page 3
• City of Southlake, Texas Comprehensive Plan. Served as facilitator and consultant for Southlake
2025 Comprehensive Plan Steering Committee. establishing vision, fiscal/market strategies and
growth policies for Southlake's comprehensive plan update. focusing on potential mixed-residential
opportunities in the SH 114 Corridor and within Southlake Town Square.
• Arlington, Texas Chamber of Commerce—IH 30 Apartment Redevelopment Initiative. Acted as
consulted for attorney Pal Remington and the Arlington Chamber of Commerce in their support of the
City's development of a mixed use redevelopment overlay for the apartment-area along the IH-30
Corridor in order to encourage reinvestment in the area to take advantage of the entertainment
destination uses along IH-30 and the robust commercial district along Collins Avenue.
• City of Austin "Big Box" Retail Study. Providing analysis and strategies for consequences of
large-scale destination retail in terms of site design, corridors, neighborhood impacts. transportation
and leveraging opportunities through integration of local businesses. (In association with TXP, Inc.)
CONTEXT SENSITIVE SOLUTIONS AND INFRASTRUCTURE
• Deputy Project Manager, Southwest Parkway (SH-121T), Fort Worth. Serving as Fort Worth's
outside project manager for public involvement; financing; corridor context sensitive design;
interagency coordination with TxDOT,the North Texas Tollway Authority (NTTA) and the Metropolitan
Planning Organization, so that SH-121 will function effectively as a tolled urban parkway linking
downtown Fort Worth with the City's southwest corridor and Cleburne. Facilitated Citizens'
Advisory Group to develop a Nature & Character Plan, which forms the basis for a Corridor Master
Plan being incorporated into final design (PS&E). Currently acting as liason with NTTA and TxDOT
for final design of parkway.
• Texas Department of Transportation Access Management Initiative. Served on team supporting
TxDOTs Access Management Program (prime: Kimley-Hom).
• State Highway 130 Freight Rail Study. Determined feasibility of moving Union Pacific's mainline
from the core of Central Texas into the new State Highway 130 alignment in order to free up the
current Union Pacific rail alignment for future commuter rail linking Austin and San Antonio.
Concluded that current SH-130 design resulted in prohibitive cost for necessary retaining wall
structures to reduce acceptable freight-rail grade below one percent.
• State Highway 170, Alliance, Texas. Prepared for Alliance Development Company and Alliance
Airport a comprehensive project development and finance strategy to provide alternative access
between the BNSF Intermodal Center and 1-35 West, along the proposed SH 170 alignment.
OTHER PROFESSIONAL EXPERIENCE
• Director, Texas Alternative Fuels Program, Texas General Land Office. Responsibilities included
promotion of development and use of alternative fuels in Texas and production of the Sustainable
Cities Roundtable Process for the Governor's Sustainable Energy Development Council.
• Lawyer with Patton Boggs, a Washington, D.C. Public Policy Law Firm
PRESENTATIONS
• "Big Box"Retail, Harnessing the Benefits Through Design,
Texas American Planning Association (APA)Annual Conference
• Building Livable Communities with Transit, Rail—Volution
• The Competitive Advantage of the New Urbanism in a Down Market
Annual Congress for the New Urbanism (Austin), "Developer" Plenary
• Conservation Design and Development, Wmberley Valley Watershed Association
• Context Sensitive Solutions—the Southwest Parkway Tollway, Fort Worth
101 Summit Avenue.Ste.606 Fat Worth.Texas 76102 Office 817 348 9500 Email soottggaIewayplanning,com Page 4
Texas Arneiican Planning Association (APA)Annual Conference
• Downtown Placemaking, an Economic Development Strategy, Texas Main Street Conference
• Development Excellence through Codes, NCTCOG's Sustainable Environmental Excellence Conf,
• Growing with Grace, Development in the Metroplex, North Central Texas Council of Governments
• Growth and Transportation, The Future of Treasure Valley, the Boise Idaho Region
Regional Conference for the Community Planning Association of Southwest Idaho
• Houston Region's Future, ULI Advisory Panel Report, ULI District Council Luncheon
• Implementing the Network, Opening Plenary-CNU Transportation Summit, Charlotte, N.0
• Land Use—Transportation Connection, Plenary Session,
Texas American Planning Association (APA)Annual Conference
• Merging Planning, Formed-Based Codes and Public-Private Partnerships
National American Planning Association (APA) Annual Conference
• New Economics of Place, UU San Antonio District Council Conference
• Place Making through Codes and Market-based Strategies, Texas APA Annual Conference
• Place Making Partnerships, the Market Unleashed
Operation Clean Sweep sponsored Lecture series for the communities of South Dallas County
• Retail and Place Making, Real Estate Council of Austin Membership Luncheon
• SmartCode Conference—Presentation on the Public-Private Deal,
conference hosted by Andres Many and PlaceMakers, Inc
• Sustainable Cities Design Roundtable Texas Sustainable Energy Development Council
• Techniques in Planning a Green Community. Green Building Innovations & Economics Conf.
• Texas Lyceum, The Future of Transportation Finance in Texas, Houston
• Toll Roads, Beyond the Pavement, Real Estate Council of Austin Annual Power Luncheon
• Universities and Place-Making, Land Use Planning Law Conference, UT School of Law
• Urban America & Sustainable Development, Ford Foundation Sustainable Development Fellows
Program for Chamber CEOs around the country, American Council of Chambers of Commerce
• Using Transit to Reinvent a Region, Regional Summit for the Tampa Bay—SI. Petersburg Region
PUBLICATIONS
• The New Economics of Place, American Chamber of Commerce Executives Magazine,
Summer 2008
AWARDS & RECOGNITION
• Inaugural Driehaus Form-Based Codes Award, National Form-Based Codes Institute
• Celebrating Leadership in Development Excellence Award (Public Planning & Policy),
North Central Texas Council of Governments Center of Development Excellence
• Envision Central Texas Community Stewardship Award for Best Planning in the Region
• Texas American Planning Association Best "Current Planning"Award
• Texas American Planning Association Best "Project Planning" Award
• Greater Dallas Planning Council "Dream Study" Urban Design Award
• Planning work featured in Urban Land(Oct. 2004), magazine of the Urban Land Institute (ULI)
• Planning work featured in Planning(Jan. 2006), magazine of the American Planning Association
CIVIC ENGAGEMENT
• Austin Citizens' Planning Committee, Austin, 1994-1997
• Capital Metropolitan Transportation Authority Board of Directors, 1994-96
• Capital Area Metropolitan Planning Organization (CAMPO), Governing Board. 1994-96
• Austin-San Antonio Corridor Council. facilitating regional rail transit and regional growth strategies
• Downtown Fort Worth, Inc. Urban Design Committee (Downtown PID), current
• Downtown Design Review Board_ City of Fort Worth, current
101 Sun'mit Avenue.Ste.606 Fort Worth.Texas 76102 Office:817.348.9500 Email,scotegatewayplanning.com Page 5
ARAYANAJAYASHREE N
Gatewa AICP, CNU
Planning Group WWW.GATEWAYPLANNING.COM
Incorporated
EDUCATION
• Master of Business Administration. College of Business Administration. University of Texas at
Arlington. Arlington, Texas
Concentration in Real Estate Finance & Development
• Master of Urban and Regional Planning. Virginia Tech. Blacksburg, Virginia
• Bachelor of Architecture. Bangalore University. Bangalore, India
PROFESSIONAL & CIVIC ORGANIZATIONS
• American Planning Association
• American Institute of Certified Planners
• Congress for the New Urbanism
PROFESSIONAL EXPERIENCE
• Principal - Gateway Planning Group. 2007 - Present
Greater Owensboro Economic Development Corporation Downtown Plan and Code,
Owensboro, Kentucky. Developed downtown master plan, linking waterfront, developing form-
based code and restructuring of downtown governance system
City of Hutto, Texas, Downtown Plan and Code. Developing downtown master plan and
SmartCode for implementation, including redesign of SH 79 through downtown.
City of Roanoke, Texas, Downtown Regulating Plan and Code. Preparing revised regulating
plan and code for original downtown master plan prepared by Gateway Planning; serving as
outside downtown staff for implementation of downtown redevelopment.
City of North Richland Hills, Texas, TOD Master Plan and Code. Prepared TOD Master Plan
for two future TOD stations on the Cottonbelt Commuter Rail Line between Fort Worth and DFW
Airport. including TOD for histonc downtown`Smithfield" Neighborhood: preparing implementing
form-based code.
City of Duncanville, Texas, Main Street/TOD Plan and Code. Preparing physical master plan
and new form-based zoning district for Main Street in Downtown Duncanville, including potential
museum and Rail Station. Supporting Kimley-Horn as Gateway's sub-consultant for context
sensitive redesign of the cross-section for Main Street
Town of Flower Mound, Texas, Mixed Use Ordinance. Preparing a mixed use ordinance to
facilitate flexible, market-based development opportunities for pedestrian-oriented projects on
Greenfield and infill sites.
City of El Paso, Texas, Downtown Plan Implementation Strategy. Developing an
implementation strategy for key elements of the City's Downtown Plan including housing. parking,
downtown management structure, financing capital improvements, and leveraging transit
opportunities.
101 Summit Avenue.Ste 000 Fort Worth.Texas 70102 Office 817 348.9500 Email iay@gatewayplanning corn Page 1
0 Verano,San Antonio,Texas. Developing special district standards within a 2,500-acre project
that Includes a town center, urban villages, a new Texas A&M Campus, and supporting business
and entertainment districts thus implementing the vision of the 45-square mile City South Plan in
San Antonio,Texas.
• Chief Planner—Comprehensive Planning & Urban Design, City of Southlake,Texas, 2001 —2007
0 Southlake 2025 Plan,the city's 2005 comprehensive plan update, including the city's Vision,
Goals and Objectives.Area Plans and consolidated Land Use and Mobility& Master
Thoroughfare Plans
o Ordinance amendments including creation of new mixed-use and conservation subdivision zoning
districts to implement the City's Comprehensive Plan
0 2005 Parks, Recreation, and Open Space Master Plan and the 2005 Pathways Plan update
0 Researched the impact of residential development on school enrollment
0 Creation of the Downtown Zoning District regulations and associated design guidelines to
facilitate the development of Southlake Town Square as the community's downtown with a mix of
retail, office, entertainment, and residential uses
0 Major amendments to the city's Tree Preservation Ordinance to implement the city's
environmental resource protection policies
0 Department's business plan,work plan, and budget based on the Southlake 2025 Plan and
Council's strategic plan
0 Major amendments to the city's Sign Ordinance including sign design guidelines for master sign
plans
0 Urban Design Plan for the city's three major roadway corridors including a median plan for F.M.
1709, streetscape recommendations, development standards for S.H. 114, and an
implementation plan through the city's capital improvements program
0 City's Sidewalk Master Plan intended to connect the city's trail system with destinations such as
schools, shopping areas, and neighborhoods and a prioritization plan for implementation
0 Amendments to the city's Corridor Overlay Design Standards
0 Reviewed major development projects such as Southlake Town Square, Southlake Regional
Medical Center, Shops at Southlake, and Aventerra
• Planner II, Urban Design Division, Louisville Development Authority, City of Louisville, Kentucky,
1998—2001
Lead planner responsible for urban design and neighborhood plans:
0 Old Louisville/Limerick Neighborhood Plan—worked with the Old Louisville Neighborhood
Steering Committee to develop a neighborhood plan for this historic neighborhood including the
creation of a traditional neighborhood zoning district.
0 Belknap Neighborhood Pan—worked with the Belknap Neighborhood task force to develop a
vision to guide the preservation and revitalization of the neighborhood and sustain the adjacent
commercial corridor
0 Downtown Louisville Plan—assisted in the 2005 update of the city's Downtown Master Plan
0 SoBro Urban Design Study—worked on the South of Broadway plan including analysis and
recommendations for redevelopment
0 Broadway Streetscape Study—developed a plan to transform a auto-oriented thoroughfare into a
multi-modal street that would better link downtown with the SoBro neighborhood.
0 eMain USA Plan —creating a vision for the district, an assessment of needs and key goals for
making eMain a distinctive, inclusive, cosmopolitan"urban village"based on a design charrette
• Urban Planner, Planning Department, City of Jacksonville, North Carolina, 1998— 1998
0 Conducted research and analysis of land use and zoning regulations leading to amendments to
city ordinances
0 Provided urban design assistance to downtown revitalization agency by providing development
options
0 Development review; agenda preparation and presentation to Planning Board and City Council
101 Summit Avenue,Ste.G06 Fort Worth,Texas 76102 Orrice:817 348.9500 Email jayagatewayplanning com Page 2
PRESENTATIONS
• The Re/Design of City Planning — the role of urban design in municipal planning departments. APA
National Conference,Washington D.C.
• Form-Based Codes from Soup to Nuts — dealing with the challenges of adopting a variety of form-
based codes,Texas APA Conference, Fort Worth, Texas.
AWARDS & RECOGNITION
• TxAPA Current Planning Award (Honorable Mention) —City of Southlake Tree Preservation
Ordinance
• TxAPA Comprehensive Planning Award—Southlake 2025 Plan
• Midwest TxAPA Award—City of Southlake Davis Blvd. Corridor Plan
• Midwest TxAPA Award—City of Southlake Tree Preservation Ordinance
CIVIC
• Director, Midwest TxAPA, 2008
• Member of the Louisville Pedestrian and Bicycle Advisory Committee 1996—2001
• Served on the Program Subcommittee for the 2005 Texas APA Conference in Fort Worth
101 Summit Avenue,Ste.606 Fort Worth,Texas 76102 OfIce:817,348.9500 Email:iayOgatewayplannlng.com Page 3
1
PATE ENGINEERS, INC. (PATE) FIRM OVERVIEW
PATE ENGINEERS, INC.
7801 North Capital of Texas Hwy
Suite 350
Austin,Texas 78731
(512) 340-0600 (tel)
(512) 340-0604 (fax)
FIRM DESCRIPTION
Firm History: Established in 1970, Pate Engineers, Inc. (PATE) is an award-winning,
full service civil engineering and surveying tiran offering a complete range of professional
services, from preliminary planning and design through construction management. The firm
is experienced in all types of engineering analyses and design including surface transportation
systems, both vehicular and pedestrian, land and site development, flood control and
drainage, water storage and distribution, and wastewater collection and treatment systems.
PATE provides engineering services to private and public clients, including land developers,
utility districts, municipalities, counties, transportation agencies, regional agencies and
institutions.
Finn Size: PATE has 190 employees with offices in Austin, Houston, Dallas, Fort Worth,
Arlington and San Antonio, and is registered with the Texas Board of Professional
Engineers to offer and perform engineering services in the state of Texas
(Registration No. F-002726). The firm has 51 registered professional engineers on staff.
Recognized as a leader in the industry, PATE has earned awards from the Texas Council of
Engineering Companies (1'CEC). In 2005 the TCF.0 awarded PATE the Eminent
Conceptor award for its engineering solutions for the Almeda Road Sanitary Sewer
Rehabilitation. The Almeda Project was previously awarded the Gold Medal for
Engineering and the Silver Medal for the investigative Phase. PATE has also been awarded
medals for the Montgomery County Comprehensive Transportation Improvement Program,
the Harris County Flood Control District Channel W129-00-00 outfall evaluation, and most
recently a silver medal in 2006 for its work in Missouri City for the Emergency Bridge
Replacement of Turtle Creek Drive.
RATE•ENG
I
IBetTE a ENGINEERS
II
/ TOBIN E. MAPLES, AICP
1
pliPROJECT ROLE: Governmental Affairs and Public Relations
POSITION: Vice President
f illi. CERTIFICATION: American Institute of Certified Planners,No. 014842
EDUCATION: 4lPA(Master of Public Administration),University of Texas- Arlington, 1997
MCRP (Master Of City and Regional l'lanning),University of'Texas-Arlington, 1997
B.S. Urban Geography/Urban Planning Texas A8cM University, 1994
PROFESSIONAL SUMMARY
Mr. Lubin E. Maples, MCP has over 13 years of experience regarding management, financial capital,growth management
and professional services with growing cities. Ile is a goal-oriented leader with extensive experience in land use planning
and development, management and governmental operations. As a former City Manager, Mr. Maples has a king tenure of
assisting cities with planning zoning transportation and development to attract large revenue clients. As a Certified Planner,
he has also lx:exh responsible for the overall coordination of governmental activities anti participated in the development of
public policy and design guidelines relative to the built environment.
RELEVANT EXPERIENCE
Town of Argyle Town Administrator and Executive Director of the Argyle Economic Development Corporation;
Argyle,TX- As the'Town Administrator, Mr. Maples served as the Chief Executive Officer of the 'town. Specifically,he
managed and directed the daily operations of the Town and executed and implemented the policies as established by the
elected Town Council. Responsibilities included overall coordination of the'1'own's governmental activities for the efficient
operation of the Town, providing management and leadership to the staff and organization, and communication of
nrg iutirati nal goals and values to the public. Analyzed, developed and implemented the budget forecast of revenues and
expenditures for the Town which resulted in reduced annual debt and elimination of a S289,649 operating deficit.
Additionally,he served as the Executive Director of the Argyle Economic Development Corporation,which is charged with
diversifying the tax base through the administration of 4 lc Sales Tax monies.
City of Pearland Executive Director of Community Services; Pearland, TX — As the Executive Director of
Community Services,Mr.Maples managed the activities of all departments within the Community and Development Service
grouping and provided highly responsible and complex administrative support to the City Manager.Specifically,he exercised
direct supervision over Building Permits, Planning and Zoning, Grants, Public Affairs, Animal Control, Municipal Court,
and I Iuman Resource department heads and served as the Acting City Manager during the City Manager's absence. The
activities of theme departments included development and building proposals, code exifor ement, prtvaratton of
communication reports for the City Council, public relations, grant administration, organizational development, judicial
system administration and, employee services. in addition, Mr. Maples had contact with developers, builders, and the
general public.Advice was given on zoning,subdivision design,building codes,and other planning and development related
issues,
City of Wylie Director of Development Services; Wylie, TX -- In this role, Mr. Maples was responsible for directly
managing the Development Services Department encompassing the Building Permits, Planning and Zoning, Code
Enforcement,and Health divisions. He led the City's predevelopment team and represented tie City on community projects
and public relation efforts associated with growth management strategies and interacted with City Council,the Planning and
7orning Commission,and the Zoning Board of Adjustment,advising them on key policy decisions.
City of Irving Community Development Planner, Irving, TX— Mr. Maples was responsible for case management of
current planning proposals including but not limited to rezoning requests, site plan approval, development plan approval,
and subdivision approval. This involved direct contact with members of the City Council, Planning and Zoning
Commission, Zoning Board of Adjustment, citizens, and development commueuty. Additionally, Mr. Maples provided
highly responsible and complex administrative support to the Current Planning Manager.
TOBIN E. MAPLES, AICP
City of Mansfield City Planner,Mansfield,TX-General duties included review and analysis of development proposals,
administration of the Comprehensive Plan, preparation of City Council, Planning and Zoning Commission, and Zoning
Board of Adjustment agenda requests and communication reports, and perforrning special profc!ssional planning research
projects for the Director of Planning. Additionally, Mr. Maples performed all Code Enforcement duties for the City and
served as the staff liaison during Planning and Zoning Commission and Zoning Board of Adjustment meetings.
CIVIC AND PROFESSIONAL AFFILIATIONS
• Balxoria County Economic Development Alliance
• Braz0ria County Economic Development Alliance, Infrastructure Committee
• Board of Directors for the Pearland Area Chamber of Commerce
• Pearland Area Chamber of Commerce—Chairman,Pearland Day in Austin Committee
• Board of Directors for the Bay Area Transportation Partnership
• Advisory Board for the Economic Alliance I Iouston Port Region
• Port Region Transportation Corridor Task Force
• Houston Port Region Quality of Life Committee
• International City/County Management Association
• 'Icxas City Management Association
• Urban Management Professionals of South East Texas
• Urban Managvn cnt Assistants of North Texas
• American Institute of Certified Planners
• American Planning Association
• Texas American Planning Association
• American Public Works Association
• The Society of American Military Engineers.
•
PAM • ENGINEERS Page 2 of 2
PATE 4 ENGINEERS
PAUL C. WALLICK, P.E.
IK-41 PROJECT ROLE: Project Manager Utilities and Transportation
REGISTRATION: I.icensed Professional Engineer in the State of Texas(No.43501)
EDUCATION: Bachelor of Science in Mechanical Eavinecring; California State University;
Long Beach,CA(1972)
PUBLICATIONS:
• White Paper - "Implementation of a Potable Water Storage Tank Rehabilitation Program -
from Conception to Construction"
• White Paper — "yank Evaluation, Rehabilitation and Replacement Decisions for Water
Storage Tanks"
PROFESSIONAL SUMMARY
As a Senior Project Manager and Associate Principal of the firm, Mr. Wallick has been recognized in the industry as an
expert in his field by being published in the American Water Works Association publication,"Assessing the Future: Water
Utility Infrastructure Management" and speaking at a number of engagements. Since joining PATE in 1983, Mr. Wallick,
has served as Project Manager for design said construction management services on a variety of public works across the
State of 'Texas. Mr. Wallick has provided engineering services for water and wastewater line design and rehabilitation
inclusive of the award winning Almeda Road Rehabilitation. The Texas Council of Engineering Companies awarded
PATE the Eminent Conceptor Award for its ingenuity in rehabilitating this 84--inch sanitary sewer line. Mr. Wallick has
provided services for new, expanded and rehabilited water and wastewater systems including plant designs and
collecticn/distribution systems.
Mr. Wallick's responsibilities have included participation on planning and zoning committees;preparation of designs for a
variety of water and wastewater projects;coordination of shop drawing reviews;supervision of on-site inspection of daily
work progress; supervision of public relations activities with local residents; presiding over regularly scheduled project
i eeting s;negotiation of change orders and claims:;and preparation of mcxhfic_atio ns to the contract.
PROJECT EXPERIENCE
General Engineering Consultant(GEC); Pearland,TX—As the Cameral Engineering Consultant (GEC) for the City of
Pearland (City), PATE oversees the planning, design, and construction of the City's Utility Program and various Capital
Improvement projects as assigned by the City. 'flie work performed by PATE includes managing, directing, and
coordinating agi neering,construction, and specialty firms selected by the City for individual projects within the program
including overall program management and administration of contracts and invoicing. Mr. Wallick currently serves as the
C;F.(:Program Manager.
Beltway 7&SH 288 Water and Sewer Extension;Pearland,TX—Mr. Wallick serves as Project Manager for the design
and construction of 8,800 LF of sanitary sewer,6,500 LF of force main and a 1.0 n>b*d Lift Station to serve a developing area
in the southeast quadrant of SI 1288 and Beltway 8. The project included close coordination with property owners,TxDOT
and the Han-is County Flood Control District. PATE services inc,-lude preparation of the preliminary engineering report,
design phase services including PS&1?,construction phase services,surveying services including topographic and boundary
survey,metes and bounds description for utility easements and centerline construction control staking
Baytown Area Water Authority (BAWA); Baytown, TX - Mr. Wallick is currently serving as Project Manager for the
preliminary desi!7n for 35,000 I.F of 30-inch and 16-inch water transmission mains for BAWA. The project num north of
Interstate 10 along Thompson, Wallisville, Garth and North Main serving as secondary feed for the northeast area of
Baytown. This project starts from the BAWA water plant going north along Thompson Rd. before bending east along
Wallisville Rd and then branching south at both Garth Rd.and N. Main St. A 30-inch diameter waterline along'Thompson
Rd. and Wallisville Rd,a 16-inch branch along Main St.,and a 12-inch branch on Garth Rd. was included in the hydraulic
model prepared by another firm.
PAUL C. WALLICK, P.E.
Harris County Fresh Water Supply District No. 51, Harris County,TX—Mr. Wallick served as Project Manager for
the design and construction of a 3.0 MGD lift station and al-inch force main extension for the PVSD. The lift station
replaced an along Facility which was incapable of providing effcient flow to the Regional WWTP. -Ilse fora: main project
was designed along Woodforest Blvd, a major thoroughfare located in east Ilousron. The project included careful
consideration to homeowners,traffic control and District operations.
City of Baytown,TX—Mr.Wallick serves as Project Manager for the design and construction of Off-Site Sewers to serve
die NEW1'TP. These Facilities include 8,750 I.F of 42-inch and 30-inch sanitary sower line,2,200 I.F of 21-inch and 18-
inch sewer lines and 8,000 LF of 8-inch and 16-inch Force Main.The project includes close coordination with the IJPRR,
various pipeline companies and TxDOT.
Ambrose Gravity Sewer/Dalmatian Lift Station; Houston,TX—Mr. Wallick served as Project Manager for the design
of Plans and Specifications for a replacement 27(H)LF of sanitary sewer to intercept flow from an existing 15-inch sanitary
sewer serving the Townwood Subdivision west of Ambrose Avenue and direct it to an existing 24.inch sewer in W. Orem
Drive. In addition,the project included the design of the Dalmatian Lift Station to divert flow from the south side of Sims
Bayou to a gravity system on the north side.'line force main will convey 0.036 mgd average dry weather flow and 1.2 mgd
peak wet weather flow,a 35 peak flow.
Willow Run Gravity Lift Station; Houston,TX—Mr. Wallick prepared a Preliminary Engineering Report (PER) for the
Willow Run gravity sewer project. The purpose of this project is to eliminate the Six (6) Lift Stations and One (1) WWWTP.
The Lift Stations and WWI?were West Mount Houston,Willow Run,Willow Run Wastewater Treatment Plant (WWI1'),
Rutherford,Grenshaw,Randolph,and Knox.The combined flow from these facilities is 5.44 mgd.The gravity sewer ranges
in size from 12-inch at the upstream end to 24-inch at the downstream. The PER included recommendations for sewer
sizes,flow lines,a vertical profile,horizontal alignment maps,and a construction cost estimate.Topographic survey work is
currently in prowess.Design of this system will begin in late 2008.
Lift Station 18 and Lift Station 19, City of Houston (Kingwood), Houston,TX—Mr. Wallick prepared a PF.R for the
replacement of these two lift stations in the Kingwood area. Both stations are undersized to serve anticipated development.
Both of the lift stations will be upgraded to serve approximately 5 MGD. Both will include design and construction of
approxitnately 5,000 i.F of 16-inch force main.
North Channel Water Authority, Phase I & 1I F.xpansion; Harris County, TX- Mr. Wallick serves as the Authority
Engineer and has provided design and construction management for this project which was developed to supply treated
surface water from the City of Houston's East Water Purification Plant to a 14,000-acre portion of developed, but
unincorporated east Harris County. The Plisse 1 project included coordinating with nine separate municipal utility districts
and four private entities in this region. Mr. Wallick provided the engineering design of 60,000 feet of pipe ranging from 24
inches to 42 inches in diameter with more than 12,000 feet of pipe constructed by tunneling. The project was initiated to
comply with the Haris-Galveston Coast Subsidence District requirement to convert from full dependence on groundwater
as the supply source to 80 percent surface water supply. Phase II of this water line expansion project includes over 65,000
1.F anew water mains ranlong from 12 inches to 24 inches in diameter. it is on-going with a planned completion by late
2009.
North Harris County Regional Water Authority, Project 1A; Harris County, TX - Mr. Wallick served as Project
Manager for this water main project,which includes both the design and preparation of construction plans for 15,900 LF of
water transmission main for the North Harris County Rcgcntal Water Authority. The project includes 7,300 IF of 36-inch,
4,900 LF of 42-inch, and 3,700 LE of 48-inch transmission lines. The project also entails multiple pipeline and Harris
County Flood Control District drainage channel crossings,and pipe tunneling.
North Harris County Regional Water Authority, Project 17; Harris County, TX — Mr. Wallick served as Project
Manager for this water transmission main project,located within a Harris County Hood Control District ROW. It is under
construction for the North 1 larris County Regional Water Authority. The project involves approximately 15,000 LF of 54-
inch transmission line,pipeline, Harris County Flood Control District drainage channel crossings,and pipe tunneling with a
450 L1'1H-45 tunnel crossing approximately 50 feet deep. In addition to design of the 54"water line from Greens Road to
Rankin Road, this project involved preliminary, design and construction phase services required for a meter station. The
PAuL C. WAIIICK, P.E.
100'long above ground 54-inch metering station (4-30 inch magnetic meters)will be utilized by the City of Houston and the
North Harris County Regional Water Authority to determine the amount of surface water supplied by the City of Houston
to serve approximately 500,000 people.
West Harris County Water Authority, (WHCRWA) TX—Mr. Wafick served as the Project Manager for the design of
2t4t00 i.F of 24-inch water transmission line for WHCRWi\. This Project runs along West Little York, Queenston Blvd.
and Langham Creek to serve water to four water plants.
Central Harris County Regional Water Authority, (CHCRWA)TX—Mr. \Vallick scrvcs as the Authority F.ng>neer for
the CI ICRWA. The Authority project was formed to comply with the IIarris-Galveston Coast Subsidence District
requirement to convert from full dependence on groundwater as the supply source to 80 percent surface water supply. The
Authority serves eleven Municipal Utility Districts. Design is currently underway on the Authority's meter station and
surface water transmission system.
Jones Road Improvements, City of Jersey Village/Harris County;Jersey Village,TX - PATE provided engineering
services for the design of a new concrete curb and gutter for a one-mile section of boulevard and underground storm sewer
for the City of Jersey Village.The project,located within the Jersey Village city limits,extends from U.S.Highway 290 to FM
529 will also include three signals, intersection improvements at Highway 290 and EM 529, drainage/detention, a 12-inch
waterline;sanitary sewer limns ranging in size from 8-12 inch diameter,lift station and force main for the project. Surveying
services included control,topographic, right-of-way surveys,parcel maps and legal descriptions for the paving and drainage
improve incnt s in both and Grant Roads in northwest Houston,Texas.
Mercury Drive from Hermann Brown Park to Wallisville;Houston,TX-Performed Phase II professional engineering
and surveying services for the preparation of construction documents for the above referenced project.'llic project included
Construction of a new, dual 24-foot wide concrete roadway with esplanade divide or center left-turn lane as required,
Replacement of existing and/or construction of new water, sanitary sewer and storm sewer facilities, simaliration, street
lighting,signage and roadway stripping,drainage facilities as required,tree mitigation/replacement,traffic control.
Monroe Road; Houston, TX - Professional Engineering and Surveying Services for the design of Monroe Road from
Fuqua to Beltway 8 performed for the City of I Iouston. Elements of this project included:construction of a new,dual 24-
foot wide concrete roadway with an esplanade divide; connection to or replacement of a recently constructed portion of
Monroe at Beltway 8 and Hall; replacement of existing and/or construction of new water and storm sewer facilities;
signalization,street lighting;,signage and roadway stripping,drainage and detention facilities as required.
PATE *ENGINEERS
TIMOTHY "TIM" E. BUSCHA, P.E.
PROJECT ROLE: Project Manager I lydraulic&I lydrology Service
r ^ 4 REGISTRATION: Licensed Professional Engineer in the State of Texas(No.82600)
EDUCATION: B.S.in Agricultural Engineering;Texas Tech University,College of
Engineering
M.S. in Agricultural Engineering;,Texas A&M University,College of
Agriculture/College of Engineering
CERTIFICATION Certified Floodplain Manager#1020-06N
TxDOT
PRE-CERTIFICATION: (Sequence No, 13072) 10.1.1,10.2.1,10.3.1,and 10.5.1
PROFESSIONAL SUMMARY
Since joining PATE in 2003, Timothy "Tim" 1 Buscha, P. E., has been manager of the I lydraulic and I lydrology
Services group for PATE and in 2008 became Vice President for the Public Works practice in the Houston Office.
Offering more than 16 years of experience ii drainage, Mr. Buscha has managed projects that have included
watershed storm routing and hydrologic analysis, detention pond analysis and routing, outfall design, floodplain
analysis,roadway drainage and channel hydraulics. Utilization oft-1EC-HMS,HEC-RAS,'iR-20,1-HEC:-1,HE(:-2,and
W5P are inclusive in projects on which he has oversight. In his role as a manager of the Public Works practice he
provides project management duties on specific elrainag related projects, provides oversight and support to other
project managers,provides quality control on design production and manages client relations.
Mr. Buscha has over 11 years of experience with the USDA-Natural Resources Conservation Service with watershed
program management, sire assessments of flood damage and design construction experience with grade stabilization
structure, surface drainage features, and earthen flood warding structures (dams). Specific experience with flood
retarding structures includes being a member of the design ream for six earthen flood prevention dams,sole designer
on two earthen flood prevention dams, and member of the design team for the roller compacted concrete spillway
(RCC) on Salado Creek Site 10 in San Antonio, built for the San Antonio River Authority. Performed duties as
construction engineer for dams and drainage features under federal contracts, including review and approval of
submittals/field changes, neg rtiations with contractor;, and pnx:cssing of payment requests on four earthen flood
retarding structures,a gabion chute stabilization structure,and numerous smaller grade control chutes,channels,and
conduits.
PROJECT EXPERIENCE
Harris County Flood Control District W12e) Channel improvements Phase I; Harris County, TX — This
project consisted of replacement of 2,500 feet of sloped paved channel with installation of 2,800 feet of twin barrel
10'x12' box culverts. Mr. Buscha supervised the drainage design during production, performed complex hydraulic
analysis on the channel and outfall structure, and developed the construction drawing and specification package.
Other activities included coordination with subcontractors,utility coordination,and support of construction technical
issues on behalf of HCF(D. The project involved limited right-of-way and phasing complications in regards to
utilities and the adjacent railway. During construction no construction modifications where made in regards to the
design. Construction was completed in January 2006. The contract award price for the project was$9.2 \tillion. Mr.
Busclna considered this to be a challenging project in developing a design that was constructible when considering
access limitations, excavation and construction within tight working confines, and working within a channel which
drained an urban environment. Mr. Buscha indicated the greatest reward on this project was development of a design
that worked well as it moved from paper into the field,and resulted in a project that exceeded owner's expectations.
Langham Creek Regional Watershed Study, HCMUD No. 166; Harris County,Tx- This project,authorized
by I IC.\+IUD 166, consisted of a study to identify the potential mitigation impacts for floodplain reduction and to
offset development if a regional detention facility was constructed. 11ie study involved taking hydrologic and
hydraulic data developed during the 2001 Tropical Storm Allison Recovery Project study and updating to current land
use conditions as of December 2005 in the Lower I.angliarn Creek area, an approximate 10 square mile watershed.
TIMOTHY "TIM" E. BUSCHA, P.E.
I'rurn the updated data an analysis to identify implementation of phased construction of a regional detention facility
was performed. This analysis identified that if the MUD constructed a Phase I regional detention facility that
development within two adjoining MUD's could occur without the requirement for onsite detention. This analysis
also identified that if the Phase II portion of the regional detention facility was built,that the remaining undeveloped
acreage of the watershed could be fully developed and that current base flood elevations could be reduced. Cost
analysis was also performed to determine a cost/benefit ratio and identify "impact fees" that could be paid by
Developers to offset the cost of construction of the regional detention facilities. Mr. Buscha managed an engineering
staff which performed the hydraulic and hydrologic analysis,identified landuse patents,and developed design for the
regional detention facility. Mr. Buscha provided direct quality control over the project.The greatest challenges to the
project Was gauging the magnitude of change since the 2001 study work had been performed and integrating landuse
for current and ultimate developed conditions. Greatest satisfaction on this project was the fact is solved a problem
that the local utility districts and I ICFCD was facing and being able to implement the Phase I aspect of the project
which was completed in mid 2008.
Harris County Flood Control District Channel Repairs on U101 and 11.1102; Harris County,TX-These repairs
involved preparing the plans for the rehabilitation of channel segments along South Mayde Creek (1. 101) and Bear
Creek (U 102) in western I larris County. These channel reaches had highly eroded bank areas, channel scour, failed
back slope drainage systems, failed storm sewer outfalls and failed armored sections (concrete paving and riprap).
PATE's design approach focused on restoring the 3:1 (I I:V) side slopes, sediment removal,pilot channel restoration,
restoration of channel armoring, and hack slope drain/culvert outfall replacement. Total project length over 32,000
feet and estimated total construction cost of$4.1 million. Mr. Buscha was responsible for supervision of the design
work and provided quality control over the project. Construction is proposed to start on the first segment of the
project in December 2008.
Dam Dcitign Experience (NRCS Texas) —During his tenure with the NRCS Mr. Buscha spent 5 years planning,
design,and constructing earthen flood control darns in Texas. The projects ranged in impoundment size,complexity,
and in magnitude. Specific example of his experience are as follows:
NRCS Elm Creek Site 34 (Milam County,Texas) Designed earthen dam approximately 5,000-feet in length,
with a dam height of approximately 60-feet, utilizing a concrete riser/lrarre:l configuration as the primary
outfall, consisting of over 200,000 cubic yards of till, providing a permanent pool of 20U ac-ft and overall
storage of 1,200 ac-ft).
US Army Grade Stabilization Sites 34A-2 and 35A-2 (Fort Hood,'Texas) Design and supervised construct of
two structures with 20 to 30 dam heights, consisting on average of 50,000 cubic yards of fill each, utilizing
corrugated metal inlet and outfall structures (vertical riser and barrel), with pennanclit pools <200 ac-ft and
detention pools between 800.1200 ac-feet) with average construction cost of $150,000 each and were
completed in 1998.
Jon Hockenyos
1310 South 1st Street,Suite 105,Austin,Texas 78704
P 512-328-8300 512-462-1240(fax)
Infoatxp.com
Qualifications.
Jon Hockenyos has had a life-long interest in economics and public policy. Mr. Hockenyos founded TXP
while attending the LBJ School of Public Affairs at the University of Texas at Austin in 1987. Since then,
TXP has successfully completed hundreds of projects for a wide variety of clients.
Mr. Hockenyos received a Bachelor of Arts in Philosophy from the University of Illinois and Masters of
Public Affairs from the LBJ School of Public Affairs,where he has taught as an Adjunct Professor. He
also served on the interim Board of Directors for Capital Metro(the Austin area transit authority)during
the summer of 1997, is the current President of the Board of Directors of Hyde Park Theatre in Austin,
and is a member of the Advisory Board of American Bank of Commerce.
Select Clients:
ACCION Texas
Annie E.Casey Foundation
Association of Electric Companies of Texas
Austin Fine Arts Alliance
Austin-San Antonio Rail District
Bexar County,Texas
City of Austin. Texas
City of Charlotte,North Carolina
City of Dallas,Texas
City of El Paso,Texas
City of Fort Worth,Texas
City of Grapevine, Texas
City of Leander,Texas
City of New Braunfels,Texas
City of Pflugerville,Texas
City of Plano,Texas
City of Roanoke. Texas
City of San Antonio. Texas
City of Uvalde.Texas
Dallas Arca Rapid Transit
Dallas County Hospital District
Edwards Aquifer Authority
Frost Bank of San Antonio
McAllen,Texas Chamber of Commerce
Memphis Tomorrow(Memphis.Tennessee)
Mental Health Association in Texas
Pennsylvania Convention Center Authority
San Antonio Spurs
San Francisco Public Utilities Commission
SBC Company
Scott&White Hospital
SETON Healthcare Network
Star of Texas Fair and Rodeo
State of Texas
State of California
Tampa Electric Company
Texas Association of School Boards
Texas Border Health Institute
Jon Hockenyos
1310 South 1st Street,Suite 105,Austin,Texas 78704
P 512-328-8300 512-462-1240(fax)
infoatxp.cam
Texas Department of Transportation
Texas Guaranteed Student Loan Corporation
Texas Municipal League
United States/Mexico Border Counties Coalition
VIA Metropolitan Transit
Selected Projects: Land Use and Infrastructure
TXP has successfully helped clients manage the balance between traditional economic development,
land use planning, and infrastructure development to ensure overall community prosperity
An Economic Development Analysis of Leander's Transit-Oriented Development Project
City of Leander, Texas
As part of a larger, multi-disciplinary team, TXP estimated the potential land use and tax base impacts of
developing approximately 2,300 acres as a mixed use urban village.
The Mayor's Taskforce on the Economy: Overall Project Consultant and Chair of Traditional
Industries Subcommittee
City of Austin, Texas
TXP served as lead project consultant to Austin's efforts to set economic development policy related to
traditional industry recruitment, small business development, and cultural vitality.
A Cost/Benefit Model for San Antonio Economic Development Projects
City of San Antonio, Texas
TXP created a model and analytical structure for the City of San Antonio to better measure the relative meats of tax
abatements and other economic development Incentives that quantifies the total effect of new development in terms
of both costs and benefits. The model could be used to both understand total impacts and to help structure the range
and scope of potential incentives to be offered.
A Strategic Economic Adjustment Plan for El Paso
City of El Paso, Texas(federally-funded grant)
Under the auspices of an Economic Development Agency grant, TXP created a ten-year strategic plan to cope with
the impact of structural change in the region's economy. Major tasks included an analysis of the economic,
demographic, labor, and industrial base of the community and formal solicitation of community and stakeholder input.
Economic Development Implications of Commuter Rail in Central Texas
Austin-San Antonio lntermunic+pal Commuter Rail District
Tasked with evaluating the economic development implications of implementing commuter rail between Austin and
San Antonio, TXP built a custom econometric model that determined whether or not this region could support this
type of transit system. Specifically,the Austin-San Antonio Corridor was compared to other U.S. regions to
determine the likelihood that a rail project would have positive long-term economic impacts on the region.
Market Feasibility,Fiscal Impact,and Incentive Structure for Verano,City South,and Texas A&M San Antonio
Triple L Management
TXP undertook market analysis for the Verano project in south San Antonio, a 2,700 acre master-planned community
(master plan by Gateway Planning)abutting Toyota that will contain the new Texas A&M San Antonio campus,
Professional Affiliations: Citistates Group Associate
■ ■
2. Project Approach
a. Project Understanding
b. Project Tasks,Phasing,&Cost Estimates
WWW.GATEWAYPLANNING.COM
2 . a Project Understanding
Execution of a meaningful market-based land use allocation strategy must be
based on scaling up catalytic projects linked to good urbanism that provide
not only economic development benefits but also long term attractive
places for people to work and shop. In this context,Scott Polikov recently
served on the ULI Advisory Panel brought in by the Center for Houston's
Future to analyze the key factors to sustain the Houston Region. During
that process it became clear that the Region's activity centers must leverage
their respective locations through not just good mobility access but also by
distinguishing the centers as mixed use destinations linked to the Greater
Houston Region.
Pearland's significance as a regional employment destination must be
combined with its potential as a gateway into the Houston region and
Brazoria County. To this end,the Gateway Planning Team will undertake a
process to analyze and link the follow key factors:
• Target industry clusters in the context of existing regional opportunities
and potential"outside the box" opportunities.
• Unique factors associated with the Spectrum's location in the region.
• Value capture capacity for investment in infrastructure.
• The livability quality of the Spectrum at build-out.
WWW.GATEWAYPLANNING.COM
2 . b Project Tasks, Phasing, & Cost Estimates
General Work Plan
The Gateway Planning Team is prepared to execute the tasks delineated in the
RFP. This includes project initiation, site analysis, stakeholder engagement,
market analysis, development of land use allocation strategy and master
plan, culminating with implementation tasks including development of
design guidelines and other regulatory changes to the Unified Development
Code.
In order to ensure an effective and efficient work program, the Gateway
Planning Team recommends that these tasks be supported through an
ongoing landowner process. The large number of landowners, floodplain,
tollway and future managed lane access,drainage,utility phasing,annexation,
and other issues require the consultant team to prepare a master plan
strategy with two prongs (i.e., infrastructure investment and land use
allocation) that must ultimately dovetail into one consistent path. To this
end, each constituent landowner must be engaged through an ongoing
stakeholder process to bring together potentially disparate perspectives
so that they understand, respectively, that coordinated development and
industry recruitment will lead to higher collective returns on investment. In
addition,opportunities to leverage existing destinations and future regional
transportation corridors, including commuter rail that enhance Pearland's
regional significance,should be explored.
The Gateway Planning Team employed this approach in Leander, Texas
when coalescing seven major and 20 minor landowners into a coordinated
"master developer"context,resulting in a unified master plan for the 2,000-
acre TOD, anchored by the new Capital Metro Commuter Rail Line and
the new 183A Tollway. This coordinated multi-owner "master developer"
approach increased projected taxbase in the region by over $1Billion;
justified the creation of a$50 million city/county TIF;and set up a shared
infrastructure landowner investment program. (Gateway was the planning
lead;TXP undertook the market analysis;and Pate analyzed and coordinated
the utility and roadway infrastructure phasing concept.)
The stakeholder landowner process should include preliminary listening
sessions, culminating with a master plan workshop. Our experience has
been that the workshop provides contemporaneous opportunities to test
site specific land use allocations; to understand utility and infrastructure
impacts; to gauge potential impacts from catalytic projects; and to recruit
potential capital partners and investors.
WWW.GATEWAYPLANNING.COM
Market Analysis
Traditional market analysis tends not to tie the market potential to physical
and locational attributes. In order to prepare effectively for engagement of
potential end users and capital sources in the workshop environment, the
Gateway Planning Team will focus on not only traditional allocation and
absorption analysis, but it will also develop a long term place-based policy
framework so that target sectors and industries can be leveraged and phased
to create catalytic momentum. Failing to develop the framework means that
the resulting market-driven approach remains reactive over time.
In order to accomplish this task, the Gateway Planning Team will work
with the PEDC to undertake key interviews and listening sessions of
potential regional partners and industry targeted representatives, as well as
non-traditional targets such as entertainment and the cultural arts or other
community-based representatives who might be able to offer insight into
potential alternative strategic focuses such as sustainable development and
green technologies. Select interviewees will be invited back to participate in
the market-demand base master plan workshop discussed above to secure
refined feedback for the overall market and marketing strategy.
Design Guidelines must set up a consistency of predictable
quality
The Gateway Planning Team specializes in developing implementation
mechanisms for large-scale master plans. Whether through the complete
recoding and rezoning of large multi-ownership parcels or through the
development of private design standards for CC&Rs,the team knows how
to match a regulatory framework with the vision of a market-based master
plan.
Developing recommendations for the execution of this important step is
critical to ensuring that development investment is undertaken with adjacency
predictability in terms of the execution of development consistent with the
master plan in terms of both land use performance and aesthetic quality,
across various parcels owned by different parties.
The Gateway Planning Team recommends that this implementation
framework be developed as part of the core tasks instead of additional
services in order to ensure effective value capture for sustainable
infrastructure investment.
WWW.GATEWAYPLANNING.COM
Transportation, Utility, and Infrastructure Analysis
Based on the updated market analysis and land use strategy, the utility and
infrastructure demands will need to be updated,including phasing options
based on the community's preferred development strategy. This is where
the local experience of the Pate Engineering team will be invaluable. This
analysis will need to take into consideration the extensive planning and
feasibility for water and sanitary sewer that has already been undertaken for
the site.
Value Capture and Cost Allocation
Coupled with the market analysis and the development of a comprehensive
regulatory framework as described above, the projected coordination of
land use and infrastructure investment consistent with the master plan will
enable the Gateway Planning Team to work with the PEDC to analyze the
fiscal impact potential so that recommendations on the best use of the
municipal management districts and other value capture mechanisms can be
developed. This task will set up the basis for the potential to secure third-
party capital by means of identifying potential revenue streams for potential
public debt service as well as likely private return on investment.
Unified Recruitment and Branding in coordination with
pursuing Investment Partners
Once a revised conceptual master plan, coordinated landowner program,
value capture concept and infrastructure phasing and investment strategy
are developed, a unified recruitment and branding strategy could be
developed. The Gateway Planning Team understands that this task would
be an additional service; but it believes that the PEDC would at that point
be in a strategic position to consider executing a more refined marketing
approach in parallel with the determination whether to recruit a fee master
developer or to coordinate an ongoing multi-owner "master developer"
environment with assigned design-based land use allocations,infrastructure
phasing plans and value capture mechanisms in place to secure a unified
investment context.
WWW.GATEWAYPLANNING.COM
Phasing & Cost Estimates
Project phasing will be consistent with the scope of work as outline in the
request and as follows:
Phase 1: Background analysis including
• Stakeholder identification
• Stakeholder focus group meetings
• Preliminary site analysis
• Identification of issues and opportunities
Phase 1 Cost Estimate: $30,000-$60,000
Phase 2: Market Analysis
• Regional factors and context analysis
• Real estate market demand
• Assumptions
• Development program for different land uses
• Identify potential target segments and/or users
Phase 2 Cost Estimate: $30,000- $75,000
Phase 3: Land Use Strategy
• Consensus on policy guidelines by stakeholders
• Conduct a community design workshop to develop a physical
master plan
• Identify key infrastructure needs and development phasing
• Identify regulatory tools including design vocabulary
Phase 3 Cost Estimate: $100,000 - $250,000
Phase 4: Marketing and Financing
• Combine land use strategy with marketing to target identified
market segments and developers
• Identify financing tools available for value capture and
infrastructure investment
• Identify public-private partnership opportunities including public
incentive mechanisms to implement the land use strategy
Phase 4 Cost Estimate: $25,000-$60,000
Total Cost Estimate: $185,000 - $445,000*
*Cost estimates do not include reimbursable expenses. Estimates provide a cost range based on
the specific tasks in each phase.
WWW.GATEWAYPLANNING.COM
I rZ
ate \vap=9
3. Project Examples
• Verano
• McKinney, REC & Craig Ranch
• Owensboro
• Leander
• El Paso
• Flower Mound Mixed-Use Ordinance
WWW.GATEWAYPLANNING.C❑M
3. Project Examples
Gateway Planning Group has worked on various large and small,public
and private sector projects over the past ten years. The following are
project information sheets that highlight some of Gateway's projects
and associated articles that are most relevant to Pearland.
WWW.GATEWAYPLANNING.COM
Gatewa
Planning Group
Verano at City South
Verano is a community for San Antonio that
embodies the culture, diversity and beauty
of this historic city and breaks new ground C I
in urban living and environmental I I YSOU ' I NI
friendliness. Verano is located in San
Antonio's City South. A vision of former "
Mayor Ed Garza and County Judge Nelson , I ' j
Wolfe, City South was crafted to preserve ' , t i
the heritage of ruralism and affordable living I \\ ii 1l 1 Class Ct)11111111t1111
on the Southside of San Antonio. Adjacent s ._-
to the Toyota Tundra Plant and the new Texas A&M San Antonio Campus, Verano is the urban heart of City
South.
The SmartCode
— With the full support of Mayor Phil Hardberger and the
San Antonio City Council. Verano was entitled
�`r,li 6111111..1111111-1.., December 6, 2007,under the newly adopted SmartCode,
a r-"` ' a version of a unified form-based code. The Verano
It�l 1 Mt iui 'N.k:I I Project Team worked closely with the City of San
�j1,�� ND •"'L }' , ii•_1 Antonio and the City South Management Authority for
�1111 jEg��� `' •'� almost a year to calibrate the SmartCode for City South.
" 1 -'.'• `...--I .' 1 '"'•. Planned under the SmartCode, Verano will be enlivened
;, I' 1 '.Ir r.i IGAI 6." for generations as the Texas A&M Campus and the
x ' .:IN. 1`l'�_'i_ adjacent university neighborhoods of Verano grow and
,I ..'■ ■■ 2� , blossom together.
� l! I Making the Master Plan a Reality—Texas
.10 w i', ! A&M at San Antonio and TIRZ Financing
1r
• •
�' k While planning the community, the Project Team
,:e I compered for the opportunity to secure placement of
the Texas A&M Campus within Verano. Selected by the
Texas A&M System Board of Regents. almost 700 acres for the campus were donated from within Verano through
the generosity of Triple L Management and its investors. At build-out. Verano and Texas A&M could be home to
30.000 residents, 30.000 students and 30,000 jobs. potentially generating a tax base of $2 Billion. This
development potential led to the City of San Antonio and Bexar County to create a 30-year $235 Million
Refunding Tax Increment Reinvestment Zone(TIRZ)for Verano.
Verano will include a town center across the street from the A .
. .
new Texas A&M Campus. anchored by a future commuter rail , '"''--•- . '
station. Three villages will surround the town center to the 1.., `*t`;.
north and east, each containing a wide variety of housing, ',' '►1 1.
greens, plazas, trails and neighborhood retail. Finally, a hamlet _ ,,/.�� T
Y J1
will grow around Canvas Back Lake to the east. r,' 'Al" 7442*.; .,
:; ` ',dIt '
The Verano community will also work to create a sustainable _ �.,( 'f� � •
balance of ecological responsibility, social well-being, and • • ,'i' 7..I H.,. -
economic viability. This balance will build on the neighboring -v `�- ,. •N . .1 ` 1;, i
Toyota plants sustainable legacy as the cleanest manufacturing ., *, - i
facility in North America. • '�L
WWW.GATEWAYPLANNING.COM
CALIFORNIA ANTI-SPRAWL LAW, PAGE 4 / SHARED-SPACE STREET DESIGN, PAGE 11
NEW URBAN NEWS
COVERING DESIGN & DEVELOPMENT OF HUMAN - SCALE NEIGHBORHOODS
VOLUME 13 • NUMBER 7 OCTOBER• NOVEMBER 2008
Economic turmoil alters Beachtown
development landscape shrugs off
p p Hurricane Ike
The US lending crisis has cut homebuilding nearly everywhere, but walkable,
transit-oriented developments are suffering least. Traditional neighborhood
PHILIP LANGDON development benefits from designers'
experience after Katrina and Rita.
Housing construction across the UVas dropped to its lowest volume since 1991,
and many new urbanist developments are seeing their sales fall off.The latest ROBERT STEUTEVILLE
Standard&Poors/Case Shiller Home Price Indices,released at the end of September, After Hurricane Katrina, questions
show that prices of existing single-family houses in 20 large metropolitan areas sank were raised as to whether houses
by a stunning 19.5 percent in the past two years. immediately on the Gulf of Mexico
Traditional neighborhood developments (TNDs) and other new urban projects coast could be built to withstand a major
have been wounded like the rest of the real estate industry, but generally not as hurricane.And,if they could,designers
severely.The downturn is more acute in the automobile-dependent fringes of met- wondered whether they could incorpo-
ropolitan areas than in walkable,transit-connected locations. rate decent urbanism.Some architectural
One notable new urbanist undertaking that has run into financial difficulty is the drawings of houses way up on stilts,at
214-acre Vickery development in Forsyth County,Georgia,about 35 miles north of the Mississippi Renewal Forum in Biloxi
downtown Atlanta.Designed by Duany Plater-Zyberk&Co.and modified by Tun- in 2005,seemed to suggest the futility of
nell-Spangler-Walsh&Associates,the mixed-use Vickery project is well regarded by such endeavors.
new urbanists in the Southeast,yet it has skated on the edge of foreclosure. Three years later a new urban com-
Vickery's developer, Hedgewood Properties,was on the verge of surrendering munity rising in Galveston, Texas, has
many of the project's residential and commercial properties to Wachovia Bank in early tested these issues.Beachtown,planned
September—until the bank and Hedgewood agreed to continue searching for some by Duany Plater-Zyberk & Company
other resolution.At month's end,Wachovia,itself burdened by billions of dollars in and employing architects who partici-
bad loans,was in the process of being swallowed up by a larger institution,and the pated in the Mississippi Renewal Forum,
outcome for Hedgewood remained unclear."We continue to work with our lender CONTINUED ON PAGE 3
and prospective investors to restructure the project financing so Vickery can continue
when the market begins to recover,"says Hedgewood co-owner Pam Sessions. INSIDE
In May,Hedgewood lost to foreclosure the 26,000 sq.ft.ground floor of a four-
story retail and residential building in Woodstock Downtown,about 30 miles north Smart growth incentives, PAGE 2
of downtown Atlanta.A CNU Award-winning infill development designed by Tun- Anti-sprawl law for CA, PAGE 4
CONTINUED ON PAGE 5 TND in financial trouble, PAGE 6
An avenue in the downtown of Verano, a new urban development planned in San Antonio, One development copes, PAGE 7
Texas, is rendered below. See story on page 8 and commentary on page 2. Urban project is resilient, PAGE 7
.i ! — ,' ,. - .
} a Verano to break ground, PAGE B
� Village inspired by Seaside,PAGE 9
h ,,
` `... Alley flat initiative, PAGE 10
\ Lz "r;l Shared-space streets, PAGES 11-13
"41411(
ylio _ Dealing with homeowners,PAGE 13
s11111111-L. '4' All' lit I
s ' - t• Need for visitability, PAGE 14
Norlii 5 '" 1 '1 11 I 4"1' I_. !II .1 i i - Book reviews, PAGES 1 5-1 6
...
i •�l'i `,I I1 ' ; y -► ?.`! Departments,PAGES 17-20, 24
2 did V ►l._., " , ,,c---- - _` - CNU Update, PAGES 22-23
a U1 , i d. `r ''''\
NEW URBAN NEWS
COMMENTARY
NEW URBAN NEWS
For a green economy, create
ROBER STEUTEVILLE, incentives for smart growth
EDITOR AND PUBLISHER
PHILIP LANGDON.
SENIOR EDITOR ROBERT STEUTEVILLE
LISA A. ROSENTHAL n the bestseller Hot,Flat,and Crowded(see book review on page 15),Thomas Fried-
PRODUCTION/RESEARCH ASSOCIATE 'man argues for economic incentives to create a green economy.Friedman demands
RENEE GAYLE BRUTVAN fundamental shifts in policy that would drastically reduce our collective carbon foot-
PRODUCTION ASSOCIATE print—not the current feel-good programs that work around the edges.Without US
SARAH K. BROWN,ACCOUNTS & PAYROLL leadership on this issue,the world has little hope of making the transition away from
NEW URBAN NEWS,PO Box 6515 dirty fuels in a timely manner,he argues.And,from a nationalistic point of view,he
ITHACA,NY 14851 notes that our economy and foreign policy will suffer if we stay on the sidelines.
(PH)607/275-3087 While the biggest incentives must come from the federal government,there is much
(FAX) 607/272-2685 that can be done by states and municipalities.A great example of this is featured on
EMAIL: MAIL@NEWURBANNEWS.COM page 8.A green development,Verano,is about to begin construction just southwest
WEB:WWW.NEWURBANNEWS.COM of San Antonio,Texas,supported by$250 million in tax-increment financing(TIF)
NEW URBAN NEWS IS AN INDEPENDENT from the city and other jurisdictions.
PUBLICATION OF NEW URBAN The plan includes a 694-acre state university campus,10,000 to 12,000 housing units,
PUBLICATIONS INC. shops,workplaces,and open space.Walkable,mixed-use Verano will,it's hoped,be
connected to rail transit.The development may eventually reduce driving per capita by
50 percent if recent studies are any indication(see the September New Urban News).The
NEW URBAN NEWS IS PUBLISHED EIGHTbuildings themselves will meet green standards,cutting down further on energy use.
TIMES A YEAR (EVERY 6.55WEEKS) BY NEW
URBAN PUBLICATIONS INC., 202 E. STATE That means fewer future tax dollars required for the maintenance of roads and bridges
ST., SUITE 303, ITHACA, NY 14850. ISSN —and reduced riches flowing to petrodictators in Saudi Arabia,Iran,Russia,Venezuela,
# 1096-1844. Nigeria,and other lands.Residents will save on their energy use and transportation
POSTMASTER:SEND ADDRESS CHANGES TO costs.Most importantly,the project will help to meet carbon-reduction goals.
NEW URBAN NEWS, PO Box 6515, ITHACA, The TIF infrastructure investments are covered by tax revenues generated by
NY 14851. Verano.In the long term,the development is expected to add$2 billion to the city's
tax base.
PERIODICALS PERMIT APPROVED AT ITHACA,
NY, AND ADDITIONAL MAILING OFFICES. Scott Polikov,the planner who designed Verano,says the TIF financing was needed
SUBSCRIPTION IS $89/YEAR IN THE U.S. to get the project off of the ground."Without that incentive,we wouldn't be able to do
AND C A N A D A. IN OTHER COUNTRIES, the scores of pocket parks,50 miles of new streets and 10 miles of new alleys without
SUBSCRIPTION IS$99/YEAR.STUDENT RATE going bankrupt in the early years of the project,"he says.New urban development
IS$45.SINGLE ISSUE,$12.MULTIPLE BACK requires bigger infrastructure investments than conventional development,Polikov
ISSUES,$7.50/ISSUE. says,but the value created by these investments is greater in the long run.
INCENTIVES SPEED THE TRANSITION
Statement of Ownership,Management and Many new urban projects are built successfully with no public subsidies. But
Circulation without incentives,the transformation to smart growth takes place much too slowly.
Publication Title: New Urban News;Publication Number:1096-
1844;Filing Date:October 1,2008;Issue Frequency:eight issues/ Green technologies require a helping hand to compete in the mass market.Industry is
year(every 6.5 weeks);Number of Issues Published Annually: heavily invested in current methods,and transition costs are high.Comfort with the
eight;Annual Subscription Price:589:Complete Mailing Address of status quo and fear of the unknown are barriers to change.
Known Office of Publication:PO Box 6515,Ithaca,NY 14851.6515; Smart growth is thegreen technologyof the real estate development industry.Con-
Tompkins County;Contact Person:Robert Steuteville,Telephone: P
(607)275.3087;Full Names and Complete Mailing Addresses sumers are most familiar with houses on automobile-dependent one-acre lots.One
of Publisher,Editor:New Urban Publications Inc., Robert way to encourage more people to try something new is to build a really high-quality
Steuteville,PO Box 6515, Ithaca,NY 14851;Owner.New Urban public realm loaded with parks and amenities,as planned in Verano.This approach
obert Steuteville, P.O.Box 6515 Ithaca,NY -
14851;I sueubliationslnc.,Datefor Circulation Data Below:Oc ober/November costs money Today's smart growth is not your great grandfather's urban neighborhood
2008;Extent and Nature of Circulation:Actual No.Copies of —where they laid down a basic grid of streets and let the builders do the rest.
Single Issue Published Nearest to Filing Date,Total Number of In most municipalities,builders are strongly discouraged from creating anything
Copies:5,800(6,350 avg.last 12 months);Paid or Requested but automobile-dependent suburbs.Zoning generally requires dumb growth,and
Mail Subscriptions In/Outside-County:4,217(4,544 avg.last 12
months);Other Classes Mailed:302(299 avg.last 12 months); developers are forced either to build sprawl or plead for permission to do something
Total Paid and/or Requested Circulation:4,519(4,843 avg.last 12 better.Where Verano is planned,officials got rid of that disincentive by approving
months);Nonsubscriber Distribution by Mail:748(765 avg.last 12 the SmartCode.The new zoning is,like the TIF,appealing to the developer because
months);Free Distribution Outside the Mail:100(100 avg.last 12 longas theplan meets the SmartCode,public approvals are streamlined.
months);Total Free/nonsubscriber Distribution:848(865 avg.last pP
12 months);Total Distribution:5,367(5,708 avg.last 12 months); Do we want a green America that spends less of our national treasure propping up
Copies not Distributed:433(642 avg.last 12 months);Total: dictators?We can move in that direction by removing regulatory incentives for sprawl
5,800(6,350 avg.last 12 months);Percent Paid and/or Requested and adopting tax incentives for green development.The development industry will
Circulation:84.20%(64.85x avg.last 12 months). respond with smarter plans that offer residents transportation choice.•
OCTOBER•NOVEMBER 2008
2
NEW URBAN NEWS
Groundbreaking anticipated for TND and campus
Texas A&M University hopes to start The first section of a dense town "We project a tax base of$2 billion for
work early in 2009 on a San Antonio center will face a multiway boulevard Verano at build-out."
campus that would be the centerpiece directly opposite the campus, says Pate Engineers of San Antonio is
of a$2 billion traditional neighborhood Scott Polikov,president of Fort Worth- designing the main roadway;Gateway
development (TND) called Verano at based Gateway Planning Group, lead is reviewing Pate's work to make sure
City South. On 694 acres donated by designer for Verano. The intent is to it supports an urban setting. Verano's
the Verano Land Group,the university create a walkable community with a planning is premised on the idea that
expects to build a branch campus that mix of uses and a balanced ecosystem, there will ultimately be regional corn-
could eventually accommodate 25,000 Polikov says. To help ensure the proj- muter rail,a bus rapid transit system to
students. ect's environmental soundness,Polikov downtown San Antonio, and a univer-
Last fall, enrollment at a fledgling says,"we hired the sustainability expert sity shuttle system.
A&M branch in the San Antonio area Pliny Fisk." A point system is being devised
amounted to just a few hundred stu- that will award density bonuses in
dents, but by the end of this year, ad- S M A R T C O D E AS CATALYST return for the development's adhering
ministrators expect it to grow to 1,500. Before Verano was proposed,Polikov to SmartCode best practices in water
When that number is reached,it will be had been volunteering his time to help management, land use, transit, and
the signal for A&M, which is based in apply the SmartCode to a 45-square-mile other matters.
College Station,to start developing the sector plan that Duany Plater-Zyberk& Once the master development plan
entire new branch campus. Co. devised for the South Side. Triple is approved—which is expected Oct.
The university operation and the L, led by Ralph Lampman, found the 22— all subsequent platting and site
mixed-use development being planned emerging urban strategy attractive. plans will be reviewed by city staff and
around it will together occupy 2,700 The result last December was that the given approval "if they're consistent
acres near the Loop 410 highway on San city amended the sector plan to include with the SmartCode regulation plan
Antonio's South Side (see March 2007 a "regional center" — Verano at City and the original zoning," he says. "We
New Urban News). South. will never have to go back to a political
Verano Land Group,a development The city, Bexar County, the San body again for approval.We created this
firm owned by the Las Vegas-based in- Antonio River Authority, and a corn- to avoid the NIMBY problem."
vestment group Triple L Management, munity college authorized up to $250 By completion in 2037, Verano may
offered the land to A&M at no cost. In million in tax-increment financing have 10,000 to 12,000 housing units of
return,the Texas legislature promised to (TIF) to pay for pocket parks, park- varied prices and types, along with a
provide$40 million in tuition revenue ing garages, mass transit connections, sports complex, a teaching hospital,
bonds to help establish the campus. and other infrastructure.More than 20 industrial space, offices, stores, and
Some academic programs are expected parks and plazas will be created."This restaurants. Sasaki Associates and the
to be operating at the site by the 2010-11 is the largest incentive package in the local firm Marmon Mok Architecture
school year. history of San Antonio," Polikov says. designed the campus.•
A portion of the Verano plan, at left, shows how the new neighborhoods will connect to the Texas A&M campus.A close up of the downtown, at
right, includes about 15 blocks of high-intensity development with structured parking.The transit station square is at lower right of this plan.
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OCTOBER•NOVEMBER 2008
8
Gatewa3
Planning Group
McKinney's Regional Employment Center Master Plan
•
Fearing that McKinney, Texas would become just another "bedroom"
4- community, the City sought to jump-start development within the 4,500-acre
corridor along State Highway 121 known as the Regional Employment Center
;:,41106- (REC), comprised of 200 privately owned parcels. The Gateway Planning
Group facilitated community consensus for an urban vision; developed a master
transportation network with Kimley Horn for the region; analyzed
development scenarios to ensure they would translate into a fiscal benefit for the city; and crafted form-based
code. Awarded Best Current Planning, Project Plan and Community of the Year by Texas APA.
Public-Private Synergy
r RFC cm r,Xono.
Aided by Gateway Planning's market-based approach, the City,
Economic Development Board and the community leadership
recognized that urbanism provides greater potential for economic
development and also can preserve McKinney's unique historic
character. In other words, both commercial and residential
development could be accommodated in a neighborhood context.
Making the Plan a Reality—Craig Ranch
The largest of the privately owned parcels, 1,200 acres owned and developed by Craig International, Inc. has been
transformed into "Craig Ranch," consisting of a vertically mixed-use town center designed to accommodate future
light-rail, surrounded by three pedestrian-friendly neighborhoods, a dozen pocket parks, and numerous lifestyle
destinations. Craig Ranch was designed by town planners, Duany Plater-Zyberk, with the assistance of Gateway
Planning principals, Scott Polikov and Milosav Cekic, under the REC code created by Gateway. Because Craig
Ranch and the REC urban strategy promised to better leverage
transportation investments, the North Central Texas Council of
Governments, the region's MPO, provided a $2.3 million grant for the �•�l�l:
new Collin-McKinney Parkway, which was designed conceptually by s+.= WK..,Two
Kimley Horn and will anchor the new town center. --
Return on Investment -
Since the new REC plan and code were implemented in 2001, the 'R ....'`;;._
following has resulted: '+� 04- i..
• I,200-acre mixed-use Craig Ranch developing with a projected tat?
total economic impact by 2024 of $32 Billion and an assessed
value at build out of approximately$2.9 Billion.
• Key entertainment destinations: PGA Tournament Players Club _I
($42 Million investment), North Texas Athletic Complex ($25
Million investment), Regional Soccer Complex ($10 Million
investment), Cooper Living Center (Dr. Kenneth Cooper) with
medical, health, aerobics and living accommodations; Michael Johnson Olympic Training Center
• Craig Ranch Employment Center development under construction (over I million square feet), including
surgery center, Montessori Infant Care Center,and professional medical condominiums
• $30 Million in public-private agreements and grants for roadway and water/wastewater infrastructure
• $50 Million vertical mixed use town center buildings under development with 200 lofts and 150,000
square feet of boutique retail
Reference: John Kessel, Director of Community Development(972) 547-7402
WWW.GATEWAYPLANNING.COM
ILLUSTRATIVE MASTER PLAN&SUMMARY OF CATALYST PROJECTS
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F. 1 A r 1 i ,! Ill PIACEMAKING INITIATIVE
bddil��tlllsss COMMUNITY PRESENTATION
Q Transformation of VeteransBNd. l, __-d_ ��.7 r {� ♦ I 'ti 1. � � '+�a .Aj- NOVEMBER 15.2008
Veterans Blvd.will be reinvented t be a r tig, - •1 ,P�f7 �pL I '�i At 7 t- �jFpjji 4p p
pad th p omy street with specialtynd 1 I 1 +U o IIr,�L!"� iI• -2 ^l • A.U >� bit e0 Ore IlusVative Master Plan for Downtown
paving.flat ums, m d parking.and Feklti.
tree¢cape amenities. Inns buntings on 1 I �I '• }• as 1 • _ Owensboro i0entilies several critical catalyst
Veterans Blvd.will be 3.4 storym aed use I •") rt v a '�1 r � n ''I c e bµ ' fl projects for immediate implementation. These
buildings with me retail and restaurant 1 r r ; � �' l~.P j ,r7y 'i 1 rJ Jn Street the et Squarnents of Veterans Blvd,2nd
uses o the ground noon and residened ' (41- I A fu above.veterans Blvd.w n be a I near 1 ,., M_ ',�' ` ■ Street,Market S uare Public Plaza,and the new
plaza comectlng the flveRark Center te iii_ . -" � '� A.� a� �lA.�Ire - JO CI ere. a P Indoor Events Center. Additional private
ere new hotel and Indoor Events Center 1 G1 eat' development in the form of a new downtown
Lvoi .. J� ,� h ' +-a :.y q Ak��tt hotel and mixed use development along
N�Damn,y„ply; �� q • These a Blvd is seen asel an immediate In the
-- ----- ®Market Square Public Plaza 7! �q+�+�77-- J�[..J,4 • these are protects labeled A through 6 In th
n Anew public plaza that connects 2nd Street cache Veterans Blvd. M tj Gl k T`-• adjoining Illustrative Master Plan.
and the new Waterfront Park is envisioned.In addition to being r=FT, p 'M1''YY I b
•
the new canter of community Ina in Owensboro,this new plan a On .!__I A f 6 >� '� •p U 0 West Downtown Redevelopment Options
would also house the Farmers Market The market scans,cafe - P2+ L I Given existing market nonillions and locus of first
seating.retail sales lansks will all activate this space.In addmon Licrit7 '�yvl sI'VT� phase of poodles within the Downtown Core around
tA
t the new hotel and the new Indoor Events Center wit have direct ore I. .a nil,
TTT...... Veterans Blvd and 2nd Steel different development
access u this plaza. This plaza is to be the drys-Grand 8', a^"'T�h .'11 ft options are explored to West Downtown.Depending
Gesture-to to over and will truly connect the city to its roots. �'+ Cl R• ti on the feasibility of a Mde-Puryose Outdoor Events
•
Venue.t could b located- this pan of downtown.
_+� , 's taro¢ ®2nd Street Reinvented n d••ty U,. • LL I 1 -Ya•�glwr The options intended to provide the community
1a. .•-4� •1 C{ 1• k 2nd Street will be converted to a vibrant pedestrian Melly. • - st, OR ,01µ1l mete flexibility considering redevelopment°peons
main street.With curb extenstions.renovated
storic
th } •� �""•.7., buildings.l tiro' becomeylhe id active
hea ground
downtownuses this street willomehagan �� . l_ .•-� �� �.rbrs
wr of 9Ex t site and the surrounding areas.
t
El New Waterfront Park -- - -
The improvements m the Waterfront Park as envisioned in the •". !mow 4. , •�' .■_ a 1 �1 -�kls� � •
R'verhront Master Plan vNl be completed and this park will be a • `, .r.r. ,
deseration park/a residents and visitors alike.Together M the Q .w ' U 1 w e1!n rtt_r �a�•alrl�gr .
.-
metamorphosis of Veterans Blvd_this Dark will be the comerstone of �, -*,4' !~ ,� _."• - -Irry�lialne I ,
a revitalized Downtown Owensboro. 1. ,'° we ��t�� JI`5 7 tit w. 1 -• • hWnee lore J
II New Downtown Hotel �-e r - 1 . •�If'
A 225 m downtown hotel with integrated Dart/rp is . - �, • _ rr.rt•� _
• .- __ j
envisioned at the intersection 1F tl Street d Vete Blvd .••- r _ "'- - - -' -
a.. z
Aip
Its location ill be tratep to take advantage t river views.access /11" • J j. 13 East Downtown Cultural Arts District Al widerxigs by Don Odin
to the adjoining Indoor Events Center.and the new Market Square ♦ .. e�ew Existing historic buildings along East 2nd Street can be the focus of new adaptive reuse for arts and
Public Plaz It win reinforce the activities on the Plaza will tau all • J• # cultural uses This area will be the ideal location fora new Arts Academy a partnership of local arts
restaurant es on the ground floor. 3- 71 .4 s,. groups and educational institutions.A vibrant local arts scene would be complemented by residential _�
• • .r 'J Re lobs.studios.apartments.and to'.mhmRs eansNomq to adjoining neighborhoods. G, W r
Q Multi-Purpose Indoor Events Center "s % 7' y
'N ith b a motor flexible meeting facility and will have high ceilings 4. Y pax a P ♦ �• + m Fredm 5 Redefined Plsmlos Gray
that accommodates indoor sporting events and a tootpnnt of 60.000 y. T- I j': Frederica Street s envisioned to be abut mu@-modal boulevard and gateway t o duva omi With a Greater Owensboro
sq.fi. n T be located next to the new hold and Market Square •t r T� future streetcar connecting all the major destinations along Frederica.the street will be truly
Public Plaza.Users of this tacitly caul have direct access t°me new • transformed into Owerwboro s"pumps-Elysees.' — IKOalOWCONBOPwrtM COSPOLATION
Waterfront Park,Veterans Blvd..and 2nd Street - - --
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Gateway
Planning Group
Leander TOD Plan and Unified Development Code
Leander, Texas stands at a crossroad of opportunity. Its location at the northwestern edge of the Central
Texas growth corridor has made Leander one of the fastest growing cities in the state. Leander will see
much of its growth from the construction of the I83A Tollway by the Central Texas Regional Mobility
Authority (CTRMA) and the regional urban commuter rail system by the Capital Metropolitan
TLeanransportationderwithmaj
Authority
destinations(CapitalinAustin.Metro), linking
- -
•
•it_ :1.y _ ' -
� - ,, ' ,-),'. t1.' Growth in the region is both desirable and inevitable.
1.**Irsir--7 '-. ' ; :I'' 4 In acknowledgement of this fact, Leander Mayor John
' r�, i Cowman and the City Council, together with the
41 iY it Capital Metro Directors, are pursuing strategies that
+ ' " _:` ` r I. • are sustainable beyond their terms of office. In the Fall
•( . ,etc of 2003, Mayor Cowman, Capital Metro Board
~ `:• � �,•„ ', Chairman Lee Walker and the leadership of Central
Texas traveled to the Washington, D.C. Region to
evaluate New Urbanism and transit-oriented development (TOD). After years of discussion in the
Central Texas Region and coming together on the trip, the Central Texas delegation became convinced
that planning, form-based code reforms and a leveraging of transportation facilities can harness growth
into sustainable, pedestrian-friendly, mixed-use neighborhoods. With Gateway Planning Group's support.
Leander stepped up to create a series of urban villages along major transportation corridors.
The consultant team and city staff identified the critical
parcels that would be impacted by the forthcoming
transportation improvements. It was determined that the •r-.; ;
properties along existing and future roadways and rail should ��' ; � �,
be included. Adjacent to those properties, "Old Town" ;, :- r s
�_:
(Downtown) Leander was already being considered by the :• � t`r"�t -.-• �..--�;,;.,
City for redevelopment. Approximately 2000 acres were � �`'�� - '' '
ultimately included in the Initiative along major transportation �,� S`i
corridors, including downtown. �'',' f t��.
The consultant team and the City then met with major - , W. , Ikk1/4.11
landowners. The landowners agreed that future development
•
NAL
b's
will have to comply with a new master plan and unified -w
development code based on the SmartCode, a form-based .....
s rr
—code. The new form-based code completely replaces the • f'
current zoning and subdivision ordinances in a unified4/g/ .
regulation. Compelling, the consultant team undertook a : ':..
fiscal impact analysis concluding that the Initiative at build-out _ ' ... ...:
would double tax base. As compared to conventional trends .+;.
development within the planning area, value would increase '' """"'`
conservatively by almost $1 Billion. Consensus emerged to -..—.=_,.,.....,._..�......._....
proceed with a detailed planningand code effort funded� `� �--r i�'�
i t ANDER TQ0-
jointly by the major landowners, the City and Capital Metro. • "•,iiu Trisorect Mop t Peeos,an s+»n. `,''.•
- -
The master plan is supported by a market study that projected a mix of several thousand additional urban
housing units, along with significant demand new retail, in addition to the growth already projected for the
area. The Transect Master Plan and new Code were adopted September 2005 and thereafter received
the inaugural national Driehaus Form-Based Code Award and the inaugural Envision Central Texas Best
Plan Award. In 2006, the Gateway Planning Team supported creation of a Tax Increment Reinvestment
Zone for up to $50 million of infrastructure reimbursements due to increased value capture from the
new plan and code supporting higher quality growth along transportation corridors.
WWW.GATEWAYPLANNING.COM
Gatewac�
Planning Group
City of El Paso Downtown Plan Phase II (Implementation)
Working with our economist, Texas Perspectives (TXP), the Gateway Planning Team developed the
second phase of the City of El Paso's Downtown Plan. The Phase II Plan focused on refinement and
implementation of the Downtown 2015 Plan. It provides the implementation pathway to assist City
Council. the TIRZ (Tax Increment Financing) Board, and city staff in implementing the plan successfully.
One of the keys to successful implementation of the Downtown Plan is the creation of a cohesive
management structure. Such a management structure should be sustainable, adaptive and facilitative of
public-private partnerships. The Gateway Planning Team recommends a new management framework
through the creation of a new Downtown Management Coordinating Entity that would coordinate
development projects. public services, and events.
The Phase II plan recommends discrete action items to work towards realizing
the vision established in the Downtown 2015 Plan. Based on the catalyst `_
projects moving forward, the Team establishes critical pedestrian linkages .,
required within downtown to take advantage of emerging project which include
new mixed use and rehabilitation of existing buildings. Investment in T
streetscape improvements will be undertaken in the context of this Linkagesk
.*
Plan in conjunction with projects as they come on line. ,SO:,
1
In addition, the Phase II plan recommends the use of public art to better )�',. -�
coordinate arc-related activities and develop a cohesive streetscape plan with )
amenities designed by local artists. The plan also recommends pedestrian and
$ ' \ 1"1-11A-i
streetscape improvements that focus on linking wayfinding and public art with
transit amenities such as bus shelters, bike racks, and transit signage to support Sun Metro's Downtown
Trolley Circulator.
The most critical aspect of
Route 101 t -SMART implementation provides the city
and the TIRZ board criteria to
• •
.'."'�- " evaluate different projects
ii. �{ ,-� . ` requesting public incentives and
ti _. %
f°.� �0 "ti./ funding of public infrastructure
.•..«.• '� ' �� .'• '//,� improvements. To this end, the
� "f' ,� ' plan recommends higher priority
iM..4W.lu�
.......... to projects that promote
downtown living, linkages to
transit, and synergies with
SUN METRO existing projects. Projects that
leverage private funds as well as
that promote the cultural arts will also be given priority. Based on this criteria and project impact,
development projects will be classified as "Site-Specific Private" projects or "Public" projects. "Site-
Specific" projects are generally smaller in scope. affecting one or two property owners and public
participation would be in the form of regulatory reform or .
refunding for public infrastructure improvements; while ,
"Public" projects are larger in scope, often requiring the city's
initiative for successful implementation. These generally ;,:;;
include larger streetscape projects, streets, open space, and :"• :' ` .!;. ' '
plazas. , : . . ,.'1] `• I
In addition to generating "order of magnitude" costs for
critical streetscape linkages, the Phase II Plan also updates the ..is,**�r , -
TIRZ projections, providing the TIRZ Board with the public �t .
sector's capacity to support downtown redevelopment s
WWW.GATEWAYPLANNING.COM
Gatewa ,
,9
Town of Flower Mound Mixed Use Ordinance !lawn Gruup
The Town of Flower Mound hired Gateway Planning Group in the fall of 2006 to help facilitate a Steering
Committee process that was tasked to develop a mixed use ordinance for the Town. The Town of Flower
Mound. a third ring suburban community in the Dallas-Fort Worth Metroplex was struggling with large areas of
the city identified for office campus development that was yet to materialize. During the Town's Master Plan
update process, "Mixed Use"was identified as an important option for these large tracts land, especially to attract
new employment and retail. While mixed use was the desired goal of the community. there was little consensus
as to its on-the-ground implications. In other words, the community needed a clear definition of mixed use and a
regulatory mechanism that balanced community interests while allowing developer flexibility.
Mixed Use Steering Committee Process
The Town appointed a steering committee of neighborhood representatives, significant property owners,
developers. appointed, and elected officials to work through the contentious issues related to mixed use
development. The steering committee's first task was to develop a core set of principles that everyone agreed
upon for mixed use. Working through several meetings.the committee developed 16 core principles that became
the foundation for the rest of the process.
Community Design Workshop
�rr•
To help illustrate the application of the ___ +^�"'�" ;;- "` r
mixed use core pnnciples on a specific 11,1
•
property, a Community Design _ w�—
Workshop was held in October 2007. � • —4- 1•
This design workshop resulted in an -- ; �� ,� '
illustrative plan that in turn helped with -• e . `• \
the development of the mixed use code =::
by identifying development opportunities r• `
and constraints that required specific - r
attention for all large-scale mixed use Voila • ti;.0
projects. •. . r. 1
nto
Developing the Code
Based on the illustrative master plan - r'""Seal S'"'Sw
developed,a mixed use code was tailored `'1111"Plis
tarok OM
to accommodate a community process '
for new. large-scale mixed use projects in
the Town. The mixed use code used modified transect-based "character zones" together with highly prescribed
public realm standards. Specifically. the code established standards for adjacency and transitions to adjoining
neighborhoods and arterial roadways while preserving environmental features as assets to the development. In
addition, the code established a very detailed development application
process while allowing more flexibility in land uses after project
entitlement. Due to the community's "hands on" approach to
....�.,..... development review, the Steering Committee had to balance the need
for community input with a streamlined review process. Finally, the
.,r Code established a very high threshold for applicants with vary clear
performance standards that met the community intent as well as
developer predictability. This code was adopted unanimously by the
Town Council in the October 2008.
�.w.,.II Reference: Douglas Powell. Community Development Director,
g— Town of Flower Mound, phone: (972) 874-6351; email:
lows Doug.Powell@flower-mound.com.
www.gatewayplannrng.com
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.';,. , c� ACCE Ew COVER STORY
i d4 YEAR iN REVS 7 The New Economics of Place
0' ce i Page 26 "Smart growth"and"new urbanism"—or,at the other end of the
cp.. • '! C,Q, political spectrum,"open"development—whatever you call it,everyone
i! T. Sief
is talking about how to achieve sustainable development.by Scott
1..� � ti Polikov,AICP, CNU
JltiSta 4O�' 18 The Climate Prosperity Project
_� �, ' 4> / �
�.s" t✓,, j'� A new initiative to educate businesses and the public about green
' *' '(�` 4)41 savings,green jobs and green profits.by Marc A.Weiss, Ph.D.
s• .�
,1• . ,, --' .-M• FEATURES
fi=`
20 The Blurring Line Between Economic
-^'�. - t�."
and Community Development
Sustainable economic development is inextricably tied to the quality
,.. • . - `' =- ' .`_ of life your community offers.by J. Mac Holladay, CCE
DEPARTMENTS 32 The Workplace Readiness of
2 From the Chair Foreign-Born Workers
Chambers of commerce have a unique opportunity to help businesses
4 ACCE News best employ the talent and eagerness of new immigrant workers.
26 ACCE Year In Review by Peter A.Creticos, Ph.D.
48 Benefits Plus 35 Greater Dallas Chamber Labor Project
A Chamber's attempts to calculate small-area occupational estimates
50 Just the Facts in its local region could eventually yield detailed labor force data for
52 Faces and Places all communities across the U.S.by Lyssa Jenkens,Ph.D.
ALSO
36 Positioning Your Region for Growth
Economic development activity seems to he weathering the current
ACCEs authoritative joumal for and economic slowdown. Here's how.by Lisa Itamura
about chambers of commerce
42 Driving Sales with Economic Development
. , i ' • 2111
A strong program helps sell chamber memberships.by Demming Bass
r
IXECUTIVE 44 City to City: Best Practices
Chambers that invest the time and effort to organize intercity visits
reap valuable returns.by Joan Mobley and Ian Scott
ACCEIttficialSponsors
t-+: . ....,r....+ aluazhf palm MARKET''.
M S CO te,.r'. flt. Sprint :4'
•
THE
NEW
OF P LAC E
~Smart growth" and"new urbanism"---or,at the other end of the political spectrum,"open"development--
whatever you call it,everyone is talking about how to achieve sustainable development.But what do these concepts
mean for chamber executives working to increase the economic vitality and quality of life of their regions?
One school of thought holds that sustainable development should be attained by coordinating real estate devel-
opment,architecture,urban planning and public-private partnerships:another believes that communities should
develop in a more laissez faire way using a low-regulation approach to development.
Whichever school of thought you subscribe to,the nature of economic development has changed,necessitating
a review of current land use planning practices. Not so long ago,economic development was mostly focused on
recruiting businesses to locate in your community. But today, economic development has become firmly con-
nected to place and the environment. 'therefore, before we can have sustainability,we must understand how to
create good places to live and work:in other words,a good quality of life for all.
"Quality of life"was once just a buzzword used as the calling card of the local neighborhood activist.As mea-
sured by the quality of our neighborhoods,our cities and our regions,quality of life has now become a bottom-line
factor for many business decisions.
Why? Business decisions continue to be driven by competition. And competition is more and more about
recruiting the best talent—people who have the luxury of living and working wherever they desire.Accordingly,
attracting the best and the brightest means that companies must also provide access to an attractive quality of life
in addition to merely providing competitive compensation.Economic development therefore is inextricably tied to
sustaining quality of life,fundamentally creating the concept of sustainable economic development.
By Scott Polikov, AMCP, CNU
As measured by the quality of our neighbor-
.�. hoods, our cities and our regions, quality of life
4 `•' Yr ; :wT:. has now become a bottom-line factor for many
business decision
together, as in a car-oriented development located 20 miles
from downtown. But in a place like Celebration, Fla.. sprawl
is present in the first sense ("where"), but not in the second
("how")—because the town was designed specifically to foster
old-fashioned, small-town spirit with very little emphasis on
WHAT DOES IT TAKE TO ACHIEVE SUSTAINABLE driving,cars or commuting.
ECONOMIC DEVELOPMENT? The distinction of the"how"versus the"where"of sprawl is
There is a new movement among economic and community important as business organizations seek to influence policies
development experts who feel that sustainable economies are that encourage sustainable economic development.While corn-
achievable when business interests and environmental con- munities debate the location of new growth or whether to sup-
cerns are linked. For example, in the ground-breaking book, port central city redevelopment("where"),they often lose sight
Natural Capitalism: Creating the Next Industrial Revolution, of the character of growth that does occur("how").
Paul Hawken and his co-authors state that a new way of viewing In a country with a full slate of constitutionally-based
the environment and natural resources is required today. property rights and where metropolitan growth tendencies
Hawken notes that traditional business models rest on the are ubiquitous, even well-intentioned attempts to impact the
premise that natural resources are unlimited in supply and "where" are often fleeting at best. They often devolve into
labor is the only limit to economic growth. He explains that the fallacious debate of "growth vs. no growth." The more
this view is literally unsustainable because labor is in reality a important question is the "how?" In most business planning,
surplus good and natural resources are being pushed to certain the "how" often is about design—the design of management
limits from overuse and pollution. "The next industrial revolu- processes, supply lines and computer networks. In any busi-
tion, like the first one,will be a response to changing patterns ness, design often is the difference between sustainable and
of scarcity. It will create upheaval,but more importantly it will non-sustainable practices. Lost for several generations, the
create opportunities.Businesses must adjust to these new reali- concept of urbanism has refocused the importance of design
ties,"says Hawken. in real estate and community development. My partner.
Another factor to consider is sprawl,which to new urbanists Milosav Cekic,defines urbanism as the creation of"places that
is the unplanned and haphazard expansion of the suburbs; and encourage regular, chance contact between people who may
to proponents of"open"development is a highly-charged mis- not know each other."
nomer for the natural result of having fewer regulations and
more perceived individual choice regarding land development. THE NEW URBANISM
According to experts like Michael Lewyn, assistant profes- An urban design movement, New Urbanism has been
sor at Florida Coastal School of Law in Jacksonville, Florida, gaining momentum for about a generation. The goal of New
there are two kinds of sprawl: "where we grow" (the physi- Urbanism is to remarry real estate development,architecture
cal movement from the core to the fringe of a region) and and urban planning. New Urban projects can include down-
"how we grow" (development oriented toward drivers as town redevelopment,infill and large-scale new growth in sub-
opposed to non-drivers). Sometimes, says Lewyn, the two go urban greenfield locations.Common types of New Urbanism 1
[New Urbanism is] the creation of places that
encourage regular, chance contact between people
who may not know each othell
— Milosav Cekic
B Chamber Executive Convention 2008
include traditional neighborhood development (IND) and and the environmental resources of areas to be developed.At
transit-oriented development (TOD). the regional level,the Principles call for connected greenbelts,
Based on time-tested neighborhood design principles, the the locating of civic infrastructure in downtowns as well as
New Urban approach to growth and development gained some transportation networks built around both roads and transit.
traction in 1991.That year,the Local Government Commission. In terms of implementation, the document calls for compre-
a California-based non-profit promoting healthy, walkable and hensive planning that is community-based.
resource-efficient communities,invited a group of urban archi- Two years later, the architects of "Ahwahnee" founded
tects to develop a policy for planning sustainable communities. the Congress for the New Urbanism (CNU), an organization
Named the"Ahwahnee Principles"after the location of their promoting walkable, neighborhood-based development as an
formal presentation to a group of public officials, these Prin- alternative to sprawl. But the "new" in the New Urbanism is
really just a new appreciation for more
sustainable approaches to planning and
development recognized by prescient
'lace-making is the new frontline leaders of earlier generations. Develop-
• ' er J.C. Nichols,a founding member of
of economic development. the Urban Land Institute (ULI),
was one of them.
Wayne Nichols,
grandson of J.C. Nich-
ciples include the supposition that "planning [should] form ols,says that the goal of his grandfather and his peers in plan-
complete and integrated communities containing housing, ning "was to create beautiful communities—not subdivisions,
shops,work places,schools, parks and civic facilities essential not shopping centers—but long-term, integrated planned
to the daily life of the residents." The Principles also call for communities.They saw themselves as building human environ-
a diversity of housing types and transportation options within ments. Their motto was 'land development is a responsibility,
each neighborhood.The environment plays a central role,too, not a right.'"
as the Principles call for respect for the natural site conditions J.C. Nichols developed numerous communities including
the Country Club District In Kansas City, anchored by the
famous Country Club Plaza,a model walkable,mixed use urban
center in a suburban location. Building on his development
Why Do Chambers of Commerce experience and that of the Community Builders from the City
Nationwide Trust Sage Fundraising Planning movement of the early Pwentieth Century, Nichols
headed up the production of a seminal book, The Community
Solutions for their Fundraising Needs? Builders Handbook.Through the handbook.Nichols promotes
the notion that predictability in land markets and protection
Five Simple Reasons... of value over time requires planning, reliance on design, the
t EXPERIENCED team of consuttante who have engagement of a multiplicity of expertise, and the integration
conducted over 100 combined campaigns end of the civic realm—such as grand boulevards, parks and public
raised well over$250.000,000 for nonprofits buildings—into master planned communities.
Today, Nichols' strategies are used by those of us in the
2.CUSTOMIZED SOLUTIONS aimed at town planning profession who recognize that place-making is
maximizing each client's returno eln investment
the new frontline of economic development. When combined
Offerings include fuU-time counsel,part-nine
counsel,grant writing,opportunity analysis.and with the New Urbanism, the Community Builders' approach
more creates opportunities for real estate value capture. Critical to
3 EXPERT DRIVEN team of consultants and sustaining all business, value capture is fundamental to eco-
partners includes some of the most respected nomic development.
experts in the nonprofit fundraising industry
VALUE CAPTURE
4 FLEXIBLE FEES customized to match the
In the context of town planning and development, value
wope of your project. capture recognizes that with each transportation investment
5 GUARANTEED RESULTS in reaching campaign some marginal improvement or marginal decline occurs in the
goals We are so confident In the effectiveness of value of the surrounding land.A second form of value capture
our approach that we put our*Skin in the game' recognizes that planning and implementing development under
Become Irerf Successthe same vision and set of rules over multiple parcels creates
(800)5f740e0 adjacency predictability and thus increasing value.
infoiesagsfundraisiegk.com wirasepstindniavaum Under transportation-driven value capture, the actual value
of a parcel might be affected by changes in access, noise,
`}age rundraising lutions aesthetics, safety, reliability or other transportation issues.
In addition, the impact of the land on the transportation 0
10 Chamber Executive Convention 200E
I,gun^ I I inwx i..l Chiu.d,rtalks ter Uu.ventlmns%ii6 Critical Mass iDlu i 1 t„ „ t
�.t sresus Subwbsn DrvrIepnrrnt.Nrji
� •
,ter
m-._... —_.o-_,__.._..
•,,-,••\f ,
1 , _ ex* �► -,
i M 11 1i i► N If 14 n N g I ..
now twin)
Swop CMirptrri.btailma iatei Lod Co mg AFew Crwla laws•Co , �p 11': 1� ' 0,V1t0 ' 0
--. ..
.� ` - O4 �p
system can create value.For example,a rail transit station's first f y' p� / - ; , ► q
effect on its surroundings might be an increase in land values 4, - ;l ._�� " ' I'.- C •
due to great access, reliability and safety when the private sec- ,;,�' ' ``"eco\--1- a ..-.-• 's
tor reacts to an investment in TOD.The next effect can be the :•,,,, 1 •
reduced demand for transportation services from the people r7. •..z* .'s `. •' ti'
living, working, in or otherwise enjoying the TOD. - •�►� ..s.
g shopping JpY g r; �i� �.. r, eu.
This type of land use redirects person-trips to transit,walking . - �,� o` er ��.��
or shorter driving trips. Without the TOD, these person-trips •
would have caused more congestion,increased travel times and iY '11 " to' .-,A, Z'
greater wear and tear on the transportation system. y ' • ....•....• 1 '�N �,il�l >
4.
,,,o,% 4s .
The Leander T01)Master Plan,courtesy of Gateway Planning Group,Inc.
The second measure of value capture can be realized through
the creation of a de facto master developer environment across
multiple parcels controlled by different owners within a given
/ ',
s' ' • area.This de facto master developer environment is why down-
/ towns create and sustain value over time.But the same dynamic
(, ,,i of creating sustainable "downtown" value can be created in
,.,>'�_- .., suburban locations.
1, "��', Sustained value creation can be leveraged substantially when
N � -., ` combining both of these types of value capture. The chart below
1— — shows the difference between conventional single-use projects and
development under value capture environments.The term"subur-
ban development"(the red line)does not refer to the"where"but
to the"how," in terms of the type of development.These projects
Money saved with ACCE are typically isolated and accessible only by driving to them,such
Benefits Trust is money in as strip-commercial centers or single-use office complexes.
In our experience with town planning, we are finding that
your organization's piggy bank communities that both (i) leverage the transportation system
ACCE Benefits Trust has been through value capture and (ii) use adjacency predictability
providing high quality insurance and L1(elnr»►unnr through a de facto "master developer" environment are real-
siton et
investment sere ices to ACCE member 1�elK Term
1)(sahr ro. izing value curves such as those depicted for downtowns (the
organizations fur over forty years.From !>rmai blue line) in the chart above.
401(k)plans to vision coverage to long term hi+m
disability,our plans were designed especially Lang Tenn Com For example,in Leander,Texas,our firm planned a 2,000-acre
with your employees in mind 401(k)Reisrems'm TOD, including the redevelopment of the original downtown
and approximately 1,700 acres of new development slated for
Find out what ACCE Benefits Trust can tri»te a the greenfield areas east of downtown. The TOD was designed
do for your organization.Call us today
at(8001394-2223 liar more information to harness the growth corridor coming north out of Austin
or to request a quote. - through a walkable, mixed use plan. The master plan will be
`-`—'"•"' implemented through an urban design-based zoning and 1
12 Chamber Executive Convention 2008
My colleague,Jon Hockenyos of TXP,Inc.,determined that at
AN ALTERNATE PHILOSOPHY build-out, the tax base of the planning area would be approxi-
mately$900 million if development occurred under trends con-
ditions without the new master plan and zoning code. Hocke-
The connection to great places to live and corporate nyos then calculated that under the new plan and code,harness-
success has been well-documented, and the New ing the rail and toll road through better urban design and mixed
Urbanism and the New Suburbanism movements offer use, the build-out value conservatively would double to almost
chamber executives alternate tools and philosophies $2 billion. In reliance on this analysis, the City of Leander and
tap into the building blocks of good community develop- Williamson County put in place a tax increment financing(TIF)
ment. The opportunity to support and leverage these district,providing up to$50 million in reimbursement funds as
tools can be realized as more chamber executives values grow to pay for critical infrastructure necessary to imple-
understand the impact of zoning and development poli merit the new TOD Master Plan.
cies at the local level, by asking questions of their may-
ors, city managers, and development leadership. THE LEANDER TOD MASTER PLAN, COURTESY OF
From the New Suburbanism movement, here's an GATEWAY PLANNING GROUP, INC.
excerpt from Joel Kotkin's book, The New Suburban- In just four years since the plan and code were implemented,
ism: A Realist's Guide to the American Future: Hockenyos' projections have already been exceeded, if you
1. Suburbia represents America's future growth. How extrapolate the fact that the value of raw land alone within the
America copes with this growth—and how the sub- plan area has increased almost 600 percent.We believe these
urbs evolve will determine the future quality of life value increases reflect the market's recognition that the Leander
for the majority of our population. TOD will provide Leander residents with options beyond those
2. To develop better suburbs, planners, policy makers. offered by just the typical suburban bedroom community.
and developers must understand why i r it people Rather, Leander will have its own cosmopolitan center
prefer to live there and must seek to preserve those supported by convenient regional transportation connections
key characteristics. Suburban development has to with its neighbor Austin to the south. Providing a mix of
be sensitive to the specific Waits of an area's envi- housing types,pocket parks and commercial amenities within
ronment, topography, culture and sociology. There is walkable neighborhoods, the Leander TOD will be a center
no single model that fits all situations. located in the suburbs that also attracts empty-nesters and
3. The future of suburbia appears to lie in focusing on young professionals. Empty-nesters and young professionals
the development of"villages"that provide cultural, like to live in an urban environment,but not necessarily in a
economic, educational and religious sustenance. metropolitan downtown.
This will require the evolution of elements—social Why are empty-nesters and young professionals critical?
institutions, well-planned streets, open spaces, work They tend to have more disposable income and put less pressure
spaces and housing—that function within the context on the costs of serving communities.Attracting and maintain-
of an existing or new community ing empty-nesters is like attracting tourists.Empty nesters like
4. The suburbs can only be improved with the input and to spend money:and their children only visit,lessening burdens
support of those who live there. Top-down solutions,
no matter how enlightened, are frequently meffec on the local schools. Moreover, both empty-nesters and young
rave. Denser forms of village like suburban areas professionals like to live in smaller lot homes, townhomes and
must be cast as assets, not as threats to the sur- lofts. More dense in design, those residences tend to be much
rounding communities of single-family homes. more efficient in terms of community services such as police,
5. Future suburbs will succeed by utilizing the land fire and the maintenance of utility systems.Accordingly,empty-
efficiently and by providing a complete range of alter- nesters and young professionals are an important target market
natives to accommodate varying life stages. In this for any meaningful economic development strategy.
manner, individual suburbs can fill critical niches not Communities that attract empty-nesters and young proles-
only for individual cities, but entire regions. sionals are also attractive locations for corporate investment.
—ACCE Staff People like "cool" communities. So if a suburban community
can use good design and value capture to create great places
to live and work, those communities will have a competitive
subdivision ordinance (a version of the SmartCode)that will be advantage in attracting a class of "knowledge workers," such
applied on a mandatory basis to all parcels within the plan area. as artists, scientists and engineers, university professors and
Taking advantage of value capture, this initiative will also har- architects.This"creative class,"the term Richard Florida—who
ness the new Commuter Rail Transit line that will terminate in penned two national bestsellers,The Rise of the Creative Class
Leander from Austin,as well as a new toll road. and The Flight of the Creative Class-coined,are the intellec-
The leaders of Leander wanted to be competitive in the tual assets of the new economy.
region's new economy. Mayor John Cowman and his col- The mortgage crisis may be an early indication of why the new
leagues in the business community knew that Leander should urbanist strategy makes sense.Those communities that are not
take advantage of growth and transportation investment in a attractive to the broader market of living preferences are showing
different way. signs of potential long-term decline.In many locations around •
14 Chamber Executive Convention 200E
t� fig: e day of the bedroom community may be
over, at least in terms of financial sustainability.`
the country, those areas that offer only cookie-cutter housing economy is to support community development that serves the
(often times expensive,but homogenous)and only strip commer- broadest markets. The day of the bedroom community may be
cial at the major highway interchanges are facing higher foreclo- over,at least in terms of financial sustainability.
sure rates than mixed use centers and walkable downtowns.Why? Fundamentally,policies that support sustainability—whether
Because in tightening economic times, preferences for winners financial,social or environmental—will provide a community a
and losers in the market become apparent competitive advantage. Accordingly, chamber executives who
support their constituents' involvement in shaping good plan-
AN OPPORTUNITY FOR A NEW CHAMBER AGENDA ping policy will quickly realize that they will be the winners in
Chambers of commerce have always led the way for busi- the new market of placemaking.r
ness advancement in their communities. Tomorrow's business
advancement will be founded in large part in the understanding Scott Polikov,A1CP, CNU, is president of the Gateway Planning
of the factors that go into sustaining investment in, and the Group,Inc.,a national planning practice focusing on the mar-
financial solubility of,communities. riage of place-making and the economics of transportation.His
Whether one is talking about public investment, or the firm's work has been featured in ULIs Urban Land and APA's
ability to sustain personal and private investment in where we Planning magazine. He can be reached at (512) 451-4098 or
live, the key to sustaining economic development in the new scott@gatewayplanning.com.
MEET OUR OFFENSIVE
LINE.
In the '70s, there was
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than Pittsburgh's Steel
\ < Curtain. Today, there is
`" tt
no one better at online
publishing than Journal
11111 Communications. Give
41111
us a call, or come meet
•
our team at the ACCE
i 'ilk
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A gib 1)), JOURNAL
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Herb Harper Ray Langen Bryan Baird Charles FitzGibbon CUSTOM MAGAZINE MEDIA
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16 Chamber Executive Convention 200E
THE CLIMATE PROSPERITY PROJECT
r
By Marc A. Weiss, Ph.D. "greener," and people, places, families,
.,,' communities. businesses, and govern-
........viriboiNNoted urban planner Scott Polikov ments all thrive better and earn more
notes that"there is a new movement of by using less energy.
experts who feel that sustainable econo-
Economic development strategies
Now raising over mies are achievablewhen business
interests and environmental concerns need sustainability as the centerpiece.
Involving many people in these state
$109 million are linked." He asserts that in today'seconomic development climate, "...qual- and local economic development
in these ity of life has now become a bottom-line efforts moves the debate on energy,
factor for manybusiness decisions " climate, and environment from fear
21 communities: .
to opportunity. This appeals to abso-
Global Urban Development (GUD) and lutely everyone, not just to people who
Allentown, PA the Rockefeller Brothers Fund (RBF) already care about the environment,
have recently launched the Climate which unfortunately are in the minor-
Alpharetta, GA Prosperity Project (CPP), an initiative ity. All human beings on planet Earth
Baton Rouge, LA that builds on this premise and seeks care deeply about their own livelihood
to outline strategies for improving the and well-being, and the livelihood and
Birmingham, AL bottom line-for communities and for well-being of their loved ones, including
businesses. future generations.
Blakely, GA
The CPP is a new economic develop- Currently several partner organizations
Dalton, GA ment partnership focused on promot- are working with members of Congress
Dandridge, TN ing energy independence, preventing to create two new competitive grant
climate change, and protecting the programs, one for capacity-building for
Durham, NC environment by advancing the idea Climate Prosperity Partnerships and the
that innovation, efficiency and con- other for strategic planning for Climate
Harvey, LA servation in the use and reuse of Prosperity Strategies. In addition, GUD
Houston, TX resources is the best way to increase is working to organize a private sector
jobs, incomes, productivity and corn- investment fund that will provide working
Mobile, AL petitiveness. capital loans to green businesses and
Modesto, CA
The initial phase of the project will green development projects.
focus on a three-part agenda: green The first-ever Climate Prosperity Guide-
Peoria, IL savings, green jobs, and green profits. book will be published in late October by
Raleigh, NC it aims to shift public opinion in the the International Economic Development
U.S. that climate prosperity is costly or Council and many other key economic
Richmond, VA harmful to the economy. development, business, government. and
Since its launch, the project now environmental organizations. This new
Rome, GApublication will explain to local govern-
includes a highly diverse public private ment officials, business and community
Sioux Falls, SD partnership consisting of pro-business leaders, and economic developers why
and pro-economic development organi-
Spencer, should be doingthese thingsand
Spencer, IA zations such as the International Eco- help teach them how to do these things
St. Louis, MO nornic Development Council, ACCE. and most effectively and creatively.
the Urban Land Institute. The basic
Stuart, FL approach is to involve millions of people To learn more or get involved in this ini-
Van Wert, OH in learning about the new economic tiative, feel free to contact me. t�
paradigm of the 21 st century. The
cycle of depletion of natural resources
is rapidly being replaced with a system Or. Marc A. Weiss is chairman and
that conserves and reuses all natural CEO of Global Urban Development, an
and human resources, not just fossil organization that strives to find new,
Neo '4 fuels. The new system is Climate Pros- innovative, and practical solutions for
national community development services parity and Quality of Life, or "Resource- the world's urban problems. He can be
800 635 4071 Saving Capitalism." In this approach, reached at (202) 554-5891 or marc-
an area or place gets richer by getting weirs@globalurban.org.
www.ncdsinc.net
18 Chamber Executive Convention 200E
a tewa ,9
Planning
Group
4. Project References
WWW.GATEWAY PLAN NIN G.CO M
•
4. Project References
Our references will confirm our ability to implement an outcome based
on specific community needs and development goals.
Client Project Reference Approximate
Project Cost
City of McKinney, Regional Employment John Kessel, Director of $600,000
Texas Center Community Development,
972.529.4708
City of El Paso, Downtown Plan Kathryn B.Dodson,Ph.D. $175,000
Texas Phase II Economic Development
Implementation Director
915.329.9758
City of Owensboro, Downtown Plan& Fred A.Reeves,Ed.D. $465,000
Kentucky Economic Exec.Director for
Development Downtown Development
Initiative 270.926.4339
Verano,City South Master Plan& Ralph Lampman $750,000
San Antonio,Texas Implementation Triple L Management
702.655.7763
Town of Flower Mound, Mixed-Use Strategy& Doug Powell $185,000
Texas Code Director of Community
Development
940.594.2881
City of Leander,Texas TOD Plan&Code John Cowman,Mayor $550,000
512.789.5000
WWW.GATEWAYPLANNING.COM