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Transit-Oriented Transformation of the Near Northside May 30-31, 2012

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Transit-Oriented Transformation of the Near Northside May 30-31, 2012 Technical Assistance Panel Report Transit-Oriented Transformation of the Near Northside May 30-31, 2012 Sponsored by: Metropolitan Transit Authority of Harris County (METRO) Central Houston Civic Improvement, Inc. Greater Northside Management District University of Houston-Downtown (UHD) About ULI Houston A District Council of the Urban Land Institute ULI Houston is a district council of ULI–the experience among local, national, and Urban Land Institute, a nonprofit education international industry leaders and policy and research organization supported by its makers dedicated to creating better members. Founded in 1936, the Institute communities. today has approximately 28,000 members worldwide representing the entire spectrum ULI’s mission is to provide leadership in the of land use planning and real estate responsible use of land and in creating and development disciplines, working in private sustaining thriving communities worldwide. enterprise and public service. ULI Houston carries out the ULI mission locally by sharing best practices, building As the preeminent, multidisciplinary consensus, and advancing solutions through real estate forum, ULI facilitates the its educational programs and community open exchange of ideas, information, and outreach initiatives. About the Technical Assistance Panel (TAP) Program The objective of ULI Houston’s Technical offering objective and responsible advice Assistance Panel (TAP) program is to to local decision makers on a wide variety provide expert, multidisciplinary advice of land use and real estate issues ranging on land use and real estate issues facing from site-specific projects to public policy public agencies and nonprofit organizations questions. The TAP program is intentionally in the Greater Houston Metropolitan area. flexible to provide a customized approach to Drawing from its extensive membership specific land use and real estate issues. base, ULI Houston conducts two-day panels Jonathan Brinsden Lance Gilliam Chair, ULI Houston Co-Chair, Advisory Services Committee Midway Companies UCR moodyrambin PAGE Edwin Friedrichs Ann Taylor Co-Chair, Advisory Services Committee Executive Director Walter P Moore ULI Houston Contents Acknowledgments Page 1 ULI Houston Panel Page 3 Foreword: Overview and Panel Assignment Page 4 Market Potential Page 6 Concept Plan Page 12 Implementation Page 17 1 Acknowledgments ULI Houston would like to acknowledge We would also like to thank the stakeholders the leadership of the Metropolitan Transit who agreed to participate in the background Authority of Harris County (METRO), for interview sessions, for providing their insight inviting the Urban Land Institute to provide to augment the multiple decades of on-the- independent, objective expert advice on ground experience represented among the the use of land owned by METRO and of ULI panel members. vital interest to supporting sponsors of this Technical Assistance Program panel. We We thank Marlene Gafrick, City of Houston, gratefully acknowledge Central Houston Dept. of Planning & Development, Civic Improvement, Inc., Greater Northside Jeff Weatherford, City of Houston, Public Management District, and University of Works, Jeff Procell, GNMD; Sarah Castillo, Houston-Downtown (UHD), who also Resident/GO Neighborhoods; Jimmy Castillo, provided financial and in-kind support, Resident/City of Houston Public Art Dept.; making this collaborative effort possible. Jon Cooper, Resident; Rob Block, Avenue CDC; Alex Morales, Resident; Christina Specifically, ULI would like to acknowledge Slubbe, Avenue CDC/ GO Neighborhoods, Mr. George Greanias and Ms. Kimberly Steve Flippo, METRO, Amar Mohite, City of Slaughter with METRO for their leadership, Houston, Dept. of Planning & Development, as well as Mr. Robert Eury with Central Lance Gilliam, UCR moodyrambin PAGE, Houston Civic Improvement, Inc., Tim Williamson, Cadence Bank, Dr. William Flores with UHD, and Cullen Powell, Wells Fargo Bank, Tim Clarke, Rebecca Reyna, with Greater Northside Cypress Real Estate Advisors, Steve Clarke, Management District, for the engagement Cypress Real Estate Advisors, Jim Jard, of their respective organizations, and for Cypress Real Estate Advisors, generously sharing their time and insight Laurie Flores, La Bonita CDC, with the panel. Jason Holoubak, Avenue CDC, Jessica Pugil, Consultant, Mike Williams, METRO, ULI Houston would also like to express Fred Childs, METRO, Kurt Luhrsen, METRO, appreciation to the professional staff of Christine Moreno-Conner, METRO, the sponsor and supporting organizations, Mr. Armando Bermudez, Near Northside particularly Mr. Clint Harbert, METRO, BOND, Christa Chao, State Representative Mr. David Bradley, UHD, Mr. Chris McCall, Jessica Farrar’s Office, Tom Davis, City of UHD, Mr. Edmund Petry, METRO, Houston, Ralph DeLeon, City of Houston, Mr. Russ Frank, METRO, and Mr. Lonnie Sarah M. Melecki, State Representative Hoogeboom, Central Houston Civic Jessica Farrar’s Office, Cheryl Mergo, Improvement, Inc. H-GAC, Anne Olson, Buffalo Bayou Partnership, Jerry Peruchini, Office of The technical assistance of Abbey Roberson Council Member Ed Gonzalez and Alan of HOK and Jason Tramonte of STG Design Potok, Harris Co. Flood Control. Group, and the invaluable contributions of writer Jason Stuart were vital to the production of the panel’s presentation and this report. 2 ULI Houston would like to acknowledge the The findings and recommendations provided contributions and participation of District in this report are based on the collective Council Chair, Jonathan Brinsden, Chief expertise of the panel, briefing materials Operating Officer, Midway, and the provided by the Sponsor, and information assistance of TAPs Committee members, gleaned from the tour, stakeholder Ben Pisklak, Gables Residential, presentations, and roundtable discussions Aaron Thielhorn, Trammell Crow, conducted during the panel’s two-day effort. Todd Meyer, SWA Group, Jeff Munger, HFF, and Walker Molinare, Stewart Title, as ULI owes a special word of appreciation to well as the following Houston Management the experts who dedicate their valuable time Committee Members. as volunteers in service on the panel. Each panelist strives to provide the highest quality, Gary Altergott, Principal, Morris Architects, unbiased, and trustworthy advice for the Mission Advancement Chair benefit not just of study sponsors, but of the Matthew Behrmann, Project Manager, larger community. The quality of their effort Hines, Young Leaders Chair, Russ Bynum, is the result of far more than a concentrated Project Manager, AECOM, Membership two-day process, and is only made possible Co-Chair, Greg Erwin, Co-Chair, Real Estate by the decades of work and service they Development & Investments Practice Group, have devoted to achieving excellence at the Winstead, P.C, Sponsorship Chair, Edwin highest levels of their respective professions. Friedrichs, Senior Principal, Walter P Moore, Advisory Services Co-Chair, Lance Gilliam, Managing Partner, UCR moodyrambin PAGE, Advisory Services Co-Chair, Bill Odle, Partner, TBG Partners, Programs Chair, Sandra Porter, Director of Corporate Marketing & Business Development, Hines, Strategic Communications Steering Committee Chair, Cullen Powell, Vice President, Wells Fargo Bank, Treasurer, Adrienne Schwartz, Director of Business Development, Harrison Kornberg Architects, Membership Co-Chair and Reid C. Wilson, Managing Shareholder, Wilson, Cribbs & Goren, Governance Chair. We appreciate the graphic design assistance from Clark Condon Associates, who provided layout and design services on the final report. 3 ULI Houston Panel Panel Chair: Sean D. Rae Vice President, Development Trammell Crow Chuck Perry Residential - Houston, TX Managing Partner Perry Rose - Denver, CO During his tenure at TCR, Sean D. Rae has been directly involved in new development Chuck Perry is recognized as an authority in and refinancing transactions totaling more community based planning and mixed-use, than $500 million. Prior to joining TCR, he mixed-income real estate development. Prior was a credit analyst with Amegy Bank of to joining Perry Rose, Dr. Perry served as Texas in the Bank’s Officer Development the Assistant Director of the Denver Urban Program. Renewal Authority (DURA). Charles Savino Panelists: Executive Vice President CDS Market Research - Houston, TX Tom Fish Executive Managing Director, Jones Lang Charles Savino, Executive Vice President LaSalle Real Estate Investment Banking of CDS Market Research. Before joining Houston, TX CDS, he served as Executive Vice President and Chief Operating Officer of the Greater Tom Fish leads Americas real estate Houston investment banking (REIB) business and has Partnership. executive leadership responsibility for the company’s Americas capital markets Diane Schenke business. President Greater East End Management District Shon Link Houston, TX Vice President, Development Midway - Houston, TX Diane Schenke, President, Greater East End Management District, a 16 square mile area Shon Link is responsible for development between downtown Houston and the Port and acquisition for Midway’s commercial of Houston, which supplements the services portfolio, including CITYCENTRE, a 1.5 provided by existing million square foot mixed use project on governments. Houston’s west side. Prior to Midway, Shon was an Architect and Project Manager for Kevin Shanley, FASLA Gensler. CEO The SWA Group - Houston, TX Kevin Shanley, CEO, SWA Group, which practices planning, urban design, and landscape architecture in six
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