HomeMy WebLinkAbout2012-3467 - Ordinance - 12/13/2012 ORDINANCE NO. 2012"34'%o7
AN ORDINANCE DESIGNATING THE WESTERN PORTION OF THE COLLEGE STATION
MEDICAL DISTRICT AS REINVESTMENT ZONE NO. 18, CITY OF COLLEGE STATION,
TEXAS, ENUMERATING THE QUALIFYING CRITERIA, ADOPTING A PRELIMINARY
DEVELOPMENT AND FINANCING PLAN, ESTABLISHING A BOARD OF DIRECTORS FOR
SUCH ZONE, AND OTHER MATTERS RELATING THERETO; PROVIDING FOR A
SEVERABILITY CLAUSE AND AN OPEN MEETINGS CLAUSE.
WHEREAS, the City's 2009 Comprehensive Plan identified the general area around State Highway 6
and Rock Prairie Road as one of several unique districts located within the City;
WHEREAS, in 2011 the City partnered with the College Station Medical Center and other stakeholders
for the creation of a Medical District to act as a focused healthcare and wellness district within the City;
WHEREAS, City Council appointed a Medical Corridor Advisory Committee to work with staff and a
consultant team to complete an early plan for the Medical District;
WHEREAS, on October 11, 2012 City Council adopted a Medical District Master Plan establishing
guiding principles for the development of approximately 1,700 acres in south College Station to
accommodate medical facilities, walkable village centers, commercial space, and a variety of residential
unit types, all in close proximity to parks, open space, and trails;
WHEREAS, the Master Plan amended the Future Land Use and Character map in the City's
Comprehensive Plan, as well as an alteration to the City's Thoroughfare Plan and Thoroughfare Context
maps, additional trails have been added to the Proposed Pedestrian Facilities map in the Bicycle,
Pedestrian, and Greenways Master Plan, and the City's Water Master Plan, Proposed Pedestrian
Facilities map, and Proposed Bicycle Facilities map will be amended in response to changed
thoroughfare alignments;
WHEREAS, staff created a Medical District Master Plan Implementation Report to recognize the
infrastructure needs over the life of the Medical District Master Plan, as well as to provide estimated
costs associated with the infrastructure;
WHEREAS, the Implementation Report identifies a Tax Increment Reinvestment Zone as a funding
source for some of the needed infrastructure in the Medical District by capturing taxes paid on the
incremental increase in property values in the area as properties develop;
WHEREAS, on December 6, 2012, notice of a public hearing to be held on December 13, 2012 was
published in the Bryan-College Station Eagle;
WHEREAS, a public hearing was held before the College Station City Council on December 13, 2012,
at 7:00 p.m. at the regular meeting of the Council;
WHEREAS, the City Council at such hearing invited any interested person to appear and contend for or
against the creation of the reinvestment zone, the boundaries of the proposed reinvestment zone,
whether all or part of the territory, which is described by boundary survey attached hereto as Exhibit
"A" and depicted in the diagram attached hereto as Exhibit "B", should be included in such proposed
reinvestment zone, the concept of tax increment financing;
WHEREAS, all owners of property located within the proposed reinvestment zone and all other taxing
units and other interested persons were given the opportunity at such public hearing to protest the
creation of the proposed reinvestment zone or the inclusion of their property in such reinvestment zone;
WHEREAS, the City staff presented the preliminary project and financing plan for the proposed
reinvestment zone attached hereto as Exhibit "C"; and
WHEREAS, the proponents of the reinvestment zone offered evidence, both oral and documentary, in
favor of the foregoing matters related to the creation of the reinvestment zone;
NOW, THEREFORE, BE IT ORDAINED by the City Council of the City of College Station, Texas,
that:
The facts and recitations contained in the preamble of this ordinance are hereby found and declared to
be true and correct.
II.
The City, after conducting such hearing and having heard such evidence and testimony and considering
the preliminary project and financing plan, has made the following findings and determination based
upon the evidence and testimony presented to it:
A. That the public hearing on adoption of the reinvestment zone has been properly called,held and
conducted, and that notice of such hearing has been published as required by law.
B. That the City has jurisdiction to hold and conduct this public hearing on the creation of the
proposed reinvestment zone pursuant to the TAX INCREMENT FINANCING ACT.
C. That creation of the proposed zone with boundaries as described in Exhibits "A"and "B" will
result in benefits to the City, its residents and property owners, and to the property, residents
and property owners in the reinvestment zone.
D. That the reinvestment zone as described in Exhibit "A" and "B" meets the criteria for the
creation of a reinvestment zone as set forth in the TAX INCREMENT FINANCING ACT in that:
(1) It is a contiguous geographic area located wholly within the corporate limits of the City.
(2) That the area is predominantly underproductive and underdeveloped and substantially
impairs or arrests the sound growth of the municipality.
(3) That development of the area would not occur in the foreseeable future solely through
private investment.
(4) The total appraised value of all taxable real property in the zone according to the most
recent appraisal rolls of the City, together with the total appraised value of the taxable
real property and all other taxing existing reinvestment zones within the City, according
to the most recent appraisal rolls of the City, does not exceed fifty percent (50%) of the
current total appraised value of the taxable real property in the City.
(5) Improvements in the reinvestment zone will enhance significantly the value of all taxable
real property in the reinvestment zone.
(6) That the preliminary project and financing plans have been developed and are attached
hereto as Exhibit "C". Such preliminary project and financing plans will be the basis for
the master plan for the final project and financing plan for the reinvestment zone and
shall assist the staff and board of directors in implementing a successful reinvestment
zone.
(7) That the following Council Members were present and considered the ordinance
on December 13, 2012.
Nancy Berry
Blanche Brick
Jess Fields
Karl Mooney
John Nichols
Julie Schultz
James Benham
That the City hereby creates a reinvestment zone over the area described by the boundary survey in
Exhibit "A" attached hereto and such reinvestment zone shall be based on the preliminary project and
financing plans. This zone shall hereafter be identified as Reinvestment Zone No. 18, City of College
Station, Texas (the "Zone").
IV.
The Board of Directors for the Zone shall consist of five (5) member directors. The City Council of the
City of College Station shall appoint four(4) members who shall meet the eligibility requirements as set
forth in the Act to serve on the Board of Directors. The Brazos County Commissioners Court shall
appoint one (1) member who shall meet the eligibility requirements as set forth in the Act to serve as a
member of the Board of Directors. The Brazos County Commissioners Court member, and two (2)
members appointed by the City of College Station, shall serve an initial two (2) year term while the
other two (2) appointed by the City of College Station shall serve initial one (1) year terms. All
subsequent appointments will be made for two (2) staggered terms or until a successor director may be
appointed thereafter. The City Council shall designate one (1) member to serve as Chairman of the
Board of Directors for the year ending December 31, 2013, and each year thereafter, and authorizes the
Board to elect from its members a Vice-Chairman and other officers as it sees fit. The Board shall
retain all powers provided it in the Act.
The Board of Directors shall make recommendations to the City Council concerning the administration
of the Zone and shall prepare and cause to be prepared and adopt a Project Plan based upon the
preliminary project and financing plan for the Zone and must submit such plans to the City Council for
its review and approval. The City hereby delegates to the Board of Directors all powers necessary to
prepare and implement such Project Plan, subject to approval by the City Council, including the power
to direct the staff and employ consultants to assist in the preparation of the Project Plan and in the
issuance of certificates of obligations.
V.
That operation of the Zone shall commence immediately following the passage of this ordinance, and
that termination of the operation of the Zone shall occur upon the collection of the levies of September,
2032 (due in FY 2032 -2033), or at a time designated by subsequent ordinance or at such time
subsequent to the issuance of certificates of obligation as all project costs and certificates of obligation,
and the interest thereon, have been paid in full.
VI.
That the tax increment base for the Zone is the total appraised value of all taxable real property in the
reinvestment zone as of January 1, 2012.
VII.
That there is hereby created and established a Tax Increment Fund for the Zone which may be divided
into such sub-accounts as may be authorized by subsequent ordinances into which all tax increments are
to be deposited. The Tax Increment Fund and any sub-accounts are to be maintained at the depository
bank of the City and shall be secured in the manner prescribed by law for Texas cities. The tax
increments shall equal the amount of property taxes levied for a year on the captured and appraised
value,that is,the amount by which the current appraised value of all taxable real property located in the
Zone exceeds its tax increment base less any other funds which are to be allocated from the tax
increments pursuant to the Act. All revenues from the sale of any tax increment finance bonds and
notes hereafter issued by the City may be deposited into such fund or sub-account from which money
will be disbursed to pay project costs for the Zone or to satisfy the claims of holders of tax increment
bonds or notes issued for the Zone.
VIII.
That if any section, paragraph, clause, or provision of this ordinance shall for any reason be held to be
invalid or unenforceable,the invalidity or unenforceability of such section, paragraph, clause or
provision shall not affect any of the remaining provisions of this ordinance.
IX.
That it is hereby found, determined and declared that a sufficient written notice of the date, hour, place
and subject of the meeting of the City Council of the City of College Station at which this ordinance
was adopted was posted at a place convenient and readily accessible at all times to the general public at
the City Hall of the City of College Station for the time required by law preceding this meeting, as
required by the Open Meetings Act, and that this meeting has been open to the public as required by
law, at all times during which this ordinance and the subject matter hereon has been presented,
discussed, considered and finally acted upon. The City Council of the City of College Station further
ratifies, approves and confirms such written notice and the contents and posting thereof.
X.
That the contents of the notice of public hearing, which hearing was held before the City Council of the
City of College Station on December 13, 2012, and the publication of said notice, is hereby ratified,
approved and confirmed.
PASSED, ADOPTED and APPROVED on this the 13th day of December, 2012.
ATTEST: CITY OF COLLEGE STATION
Sherry Mash rn, City Secretary Nancy Berry, Ma or U
APPROVED:
Cada
Carla Robinson, City Attorney
Exhibit "A"
Joe Orr, Inc.
Surveyors&Engineers
2167 Post Oak Circle
College Station, Texas 77845
(979) 693-2777
Tax Increment Reinvestment Zone 18
482.88 acres
College Station, Texas
December 2012
All that certain tract or parcel of land lying and being situated in the Crawford Burnett league
(abstract no. 7), Robert Stevenson league(abstract no. 54)and Thomas Caruthers league(abstract
no. 9) in College Station,Brazos County, Texas,generally being an area centered around the
intersection of Rock Prairie Road and State Highway no. 6, and the boundary being more
particularly described as follows:
Beginning at the intersection of the south right-of-way line of Rock Prairie Road East(60 feet south
of surveyed centerline) and the east boundary of Block 7 of the Scott& White Healthcare
Subdivision(vol. 10179,pg. 50),being the northeast corner of Lot 1, Block 7 of said subdivision,
and from where the City of College Station GPS control monument no. 9 bears S 82° 02' 35"E—
7016.5 feet.
Thence along the east boundary lines of said Scott&White subdivision as follows:
S 2°42' 34"E— 1023.83 feet, S 50°49' 32" W—930.60 feet, S 47° 37' 11"E— 128.13 feet
and S 41° 15' 39" W— 1224.44 feet to the northeast right-of-way line of State Highway no. 6;
Thence along the said highway northeast right-of-way lines as follows:
S 34°27' 26"E—55.00 feet, S 27°43' 31"E— 192.30 feet, S 36°45' 17"E—383.87 feet and
S 42°27' 25"E— 105.18 feet to a southeast line of that M.D. Wheeler,Ltd. 10.01 acre Tract
One(vol. 3007,pg. 341);
Thence along the southeast lines of said M.D. Wheeler Tract One and the southwest lines of 71.52
acre Tract Two as follows:
N 41°43' 32" E— 194.25 feet,N 21°27' 46"E— 145.09 feet, S 46°46' 09" E—304.24 feet
and S 47°42' 33" E— 177.08 feet to the west corner of that IHD Properties,LLC 2.77 acre
Tract One (vol. 10144,pg. 203);
Thence along the north, east and south lines of said IHD Properties tract as follows:
N 72° 19' 02"E—202.14 feet, S 47°42' 56"E—638.83 feet and S 42° 17' 04"W— 175.00
feet to the northeast common corner of the Harley Subdivision(vol. 3961,pg. 236)and
Cooper's Subdivision(vol. 4708,pg. 230) in a southwest line of said Wheeler Tract Two;
Thence S 47° 42' 16"E— 1053.70 feet along the northeast line of said Cooper's Subdivision and
continuing along the northeast line of the Barker Subdivision(vol. 5101,pg. 182)to its east corner;
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Thence S 38° 51' 07"W-279.95 feet along the southeast line of said Barker Subdivision to its
south corner in the northeast line of State Highway no. 6, also being a west corner of the City of
College Station 46.60 acre tract(vol. 3310,pg. 321);
Thence crossing said highway and along its southwest right-of-way lines as follows:
S 58°32' 52"W-371.50 feet,N 49°25' 00" W-238.23 feet,N 43°42' 22"W-201.00
feet,N 49°25' 00"W- 1400.00 feet,N 46° 52' 14"W-413.20 feet,N 38° 34' 52"W-
507.10 feet,N 32° 13' 53"W-534.28 feet,N 27° 56' 32"W-200.56 feet,N 32° 13' 53"W
-400.00 feet,N 35° 05' 29" W-200.28 feet and N 82° 25' 23" W-78.10 feet to the
westerly north corner of Lot 1, Block 1 of Graham Corner Plaza(vol. 5878,pg. 129)in the
southeast line of Graham Road;
Thence N 40° 30' 48" W-71.60 feet across Graham Road to the east corner of the remainder of the
Jack E. Winslow,Jr. 3.0 acre tract(vol. 2291,pg 140 and vol. 2835,pg. 180) in the northwest line
of Graham Road (vol. 2086,pg. 58);
Thence along the northwest right-of-way line of Graham Road as follows:
S 41° 41' 25"W-433.76 feet,N 32° 18' 49"W-4.79 feet, S 41°40' 07"W-268.44 feet,
S 41° 31' 43"W- 131.06 feet to the northeast line of Longmire Drive, S 39° 15' 59"W-
111.70 feet across Longmire Drive, S 41° 33' 01" W-898.96 feet, S 42° 04' 18" W-521.46
feet and S 41° 03' 13"W-698.60 feet to the southwest line of the F.M. and Olive Arnold 50
acre tract(vol. 200, pg. 445);
Thence N 47° 50' 34"W- 1570.55 feet along the said southwest line of the Arnold tract to the
south corner of the Sancy and Hsin Wu 0.46 acre tract(vol. 2336,pg. 233);
Thence N 47°26' 15"W-219.05 feet along the southwest line of the Wu tract to the north corner
of the Carroll Addition (vol 5229,pg. 47);
Thence N 47° 33' 07"W-69.71 feet across Arnold Road to the north corner of the 0.156 acre road
dedication tract(vol. 5027,pg. 162);
Thence along the northwest lines of Arnold Road as follows:
S 63° 10' 11" W- 180.26 feet, to the beginning of a tangent curve to the left with a radius of
405.00 feet,along said curve through a central angle of 17° 37' 25"to the end of said curve,
and S 55° 19' 37"W-5.32 feet to the east corner of the City of College Station 9.93 acre
tract (vol. 448,pg. 230);
Thence along the south,west and north boundary of Brian Bachmann Athletic Park(formerly
Southwood Athletic Park)and continuing along Rock Prairie Road as follows:
S 41° 59' 07"W- 1027.13 feet along the northwest line of Arnold Road and southeast lines
of the said City 9.93 acre tract and the City 15.89 acre tract(vol. 448,pg. 232),N 43°45' 01"
W- 1185.92 feet, along the southwest line of said 15.89 acre tract to the southeast right-of-
way line of Rock Prairie Road (80' R.O.W. -vol. 779, pg. 571),N 51° 57' 01"E- 1177.50
feet along said southeast line of Rock Prairie Road to the beginning of a tangent curve to the
right with a radius of 1006.62 feet in the southeast boundary of Southwood Terrace Phase 3-C
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(vol. 523, pg. 431), along said curve through a central angle of 8° 11' 51"to the point of
tangency, N 60° 08' 52"E— 1486.99 feet along the southeast boundary of Southwood Terrace
Phase 3-B (vol. 579, pg. 380) and Phase 3-A (vol. 519, pg. 378) to the beginning of a tangent
curve to the right with a radius of 960.00 feet,along said curve through a central angle of 18°
38' 31"to the point of tangency,N 78°47' 23"E— 14.90 feet and N 11° 12' 37"W—79.72
feet across Rock Prairie Road to the southwest corner of the Remington Subdivision(vol.
1239,pg. 219);
Thence along the west boundary lines of said Remington Subdivision, the northwest boundary of
Tract B, Ponderosa Place Section Two(vol. 2680,pg. 321) and Longmire Place (vol. 3377,pg. 155)
and along the southwest boundary of Ponderosa Place (vol. 490,pg. 169)as follows:
N 26° 55' 04"W—252.32 feet,N 17° 18' 19"E—259.07 feet,N 42° 34' 17"E—624.79 feet
and N 40° 39' 13"W—796.43 feet to the west corner of Lot 4,Block 21 of Ponderosa Place,
in the southeast line of Ponderosa Road;
Thence N 49° 20' 47"E— 1150.00 feet, along the southeast right-of-way line of Ponderosa Road, to
the north corner of Lot 1,Block 19 of Ponderosa Place,in the southwest right-of-way of State
Highway no. 6;
Thence along the said highway southwest right-of-way lines as follows:
S 40° 39' 13"E--480.00 feet, S 32° 12' 28"E— 185.04 feet, S 41° 13' 02"E—80.23 feet and
S 17°22' 13"E—34.06 feet to the southeast line of Lot 1, Block 20 of Ponderosa Place;
Thence N 78° 53' 01"E—493.32 feet, across State Highway no. 6 to the west corner of Lot 2-B,
Block One of Cornerstone Commercial Section One (vol. 3922,pg. 282)in the southeast right-of-
way line of Woodcreek Drive;
Thence along the southeast right-of-way of Woodcreek Drive as follows:
Along the arc of a curve to the right with a radius of 890.00 feet,through a central angle of
9° 52' 07",the chord of which bears N 52° 46' 54"E— 153.10 feet,N 57°42' 58"E—318.00
feet to the beginning of a tangent curve to the left with a radius of 835.00 feet, along said
curve through a central angle of 8° 00' 00"to the north corner of Lot 1 (vol. 3283,pg. 201);
Thence along the northeast lines of Lot 1 and Lot 2-A of said Cornerstone Commercial Section One
as follows:
S 40° 17' 03"E— 155.81 feet to the east common corner of Lot 1 and Lot 2-A and the
beginning of a tangent curve to the right with a radius of 600.00 feet, along said arc through a
central angle of 16° 01' 29"to the point of tangency,and S 24° 15' 34"E—280.69 feet to the
most easterly corner of said Lot 2-A;
Thence along the south boundary lines of Woodcreek Section 4 (vol. 1315,pg. 217), Section Six
South(vol.2109,pg. 199)and Section Seven (vol. 2580,pg. 113), defining the north boundary lines
of the remainder of the Edward Jr. and Beatrice Uvaceck tract(vol. 274,pg. 383 and vol. 321,pg.
664), as follows:
N 24° 13' 07"E—555.17 feet,N 79°45' 53"E—313.69 feet, S 48° 05' 30"E—216.00 feet,
S 44° 28' 03"E—75.26 feet, S 28° 11' 32"E— 108.12 feet, S 34° 34' 23"E— 162.74 feet,
TJRZ 18 Page 3 of 4
S 39°46' 00"E— 149.62 feet. S 44° 34' 42" E—282.83 feet.N 24° 16' 33"E— 134.65 feet
and N 68° 52' 20"E—230.83 feet to the northwest corner of the Riviera Addition(vol. 6607,
pg. 97);
Thence S 15° 28' 15" E--269.56 feet, along the west line of said Riviera Addition,to the north
right-of-way line of Rock Prairie Road East(59.0 feet north of surveyed centerline);
Thence S 86° 27' 34" E—961.09 feet,along said north right-of-way line,to its intersection with an
extension of the east boundary of Block 7 of the Scott& White Healthcare Subdivision;
Thence S 2°42' 34"E— 120.04 feet, across Rock Prairie Road,to the Point of Beginning and
containing 482.88 acres of land more or less.
Bearings are Texas State Plane,NAD-83(CORS) datum,based on City of
College Station GPS control points and GPS observations.
Volume and page numbers cited refer to the Brazos County public records.
No monuments were set for this survey and found monuments are not cited.
This document was prepared under 22 TAC §663.21 does not reflect the
results of an on the ground survey and is not to be used to convey or
establish interests in real property except those rights and interests implied
or established by the creation or reconfiguration of the boundary of the
political subdivision for which it was prepared.
See survey plat prepared with this description,dated December 2012.
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/ \HENRY P MAYO . )2,°
\ ' \
I / \. / \\ /
I.:), 5045 il f ,A, Tax Increment /\
SUR VE TORS 61 ENGINEERS
2167 Post Oak Circle
(979)C6r3TP"J.Poneorrremxc"Zv'eSnIt„.net i C
Reinvestment Zone 18
r(Surveptry Arm no 1005u400/Ernineerng Fam no 4433 %1,,t,..f.,SS%..•'..rk r
-•-.4 S U S'',.. ,50 ,o.
College Station, Texas \''/>: 7\/ ,
-.i .
Exhibit "C"
City of College Station
TAX INCREMENT REINVESTMENT ZONE NUMBER 18
Preliminary Project Plan and Preliminary Financing Plan
December 13, 2012
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Table of Contents
Overview
Executive Summary 3
Tax Increment Financing 5
Tax Increment Reinvestment Zone Number 18 6
Priority Projects and Costs 7
Benefits to Taxing Jurisdictions 8
Statutory Requirements for the final Project Plan and Financing Plan 9
Project Plan
Existing Conditions and Proposed Improvements .11
Proposed Changes of Municipal Ordinances 17
List of Nonproject Costs 18
Method of Relocating Persons to be Displaced,'.. 19
Financing Plan
List of Project Costs 20
Statement of Public Works/Public Improvements ` 21
Economic Feasibility Study ir 22
Estimated Amount of Bonded Indebtedness 23
Time When Costs or Obligations are incurred 24
Financing Methods.and Expected.Sources of Revenue 25
Current Total Appraised Value of Property in the Zone 27
Estimated Captured Value of Zone in Each Year of Existence 28
Duration of Zone 29
Appendix
Estimated TIRZ Number 18 Project Costs 31
Estimated TIRZ Number 18 Revenue 32
TIRZ Number 18 Legal Description 33
Medical District Master Plan—Chapters 3 &4 38
2
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Executive Summary
In 2011 the City of College Station partnered with the College Station Medical Center (The Med)
and other stakeholders in the creation of a Medical District to serve as a focused healthcare and
wellness district within the City. The Medical District focuses on the general area around State
Highway 6 and Rock Prairie Road, and includes The Med and the future Scott & White Hospital,
both along Rock Prairie Road.
The City's consulting team, led by Schrickel, Rollins and Associates, Inc. worked with a City
Council appointed Advisory Committee consisting of various stakeholders from throughout the
community. The Advisory Committee, consultant team, and staff completed their work on the
draft plan for the Medical District in late 2011 and the results were presented to a joint meeting
of the City Council and the Advisory Committee. Staff then continued to work to refine the land
use and transportation components of the Master Plan, including expanding the Medical
District to include properties further to the south.
Adopted October 11, 2012, the Medical District Master Plan was an amendment to the City's
Comprehensive Plan, altering the Future Land Use and Character map, the City's Thoroughfare
Plan, and Thoroughfare Context map. In response to; changed thoroughfare alignments, the
City's Water Master Plan, Proposed Pedestrian Facilities, and Proposed Bicycle Facilities maps
will also need to be amended in conjunction with the new thoroughfares. Additional trails have
been added to the Proposed Pedestrian Facilities map in the Bicycle, Pedestrian, and
Greenways Master Plan to create the walkable community envisioned by the Medical District
Master Plan.
An Implementation Report was written by City staff to accompany the Master Plan. The Report
provides details regarding potential development regulations and standards, management
structure, funding mechanisms, and capital expenditures needed for the success of the Medical
District. The Report recommended the pursuance of the creation of Municipal Management
Districts and Tax Increment Reinvestment Zones (TIRZ) as the two most appropriate tools to
facilitate the implementation of the Medical District.
Prior to the creation of any TIRZ, the City must develop a Preliminary Financing Plan. A
Preliminary Project Plan and the Preliminary Financing Plan identify the proposed projects, and
demonstrate the financing method and expected increment for the Zone.
3
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
This document serves as the Preliminary Project Plan and Preliminary Financing Plan for the Tax
Increment Reinvestment Zone Number 18, City of College Station, as required by Chapter 311
of the Texas Tax Code.
In addition to implementing the Medical District, the purpose of the Zone, in conjunction with a
Municipal Management District, is to provide an opportunity to further diversify the economic
base and enhance the overall quality of life for all College Station residents. The Zone is to
finance public improvements related to construction of roadways, drainage, water, sanitary
sewer, storm sewer, internet broadband, trails, greenways and open spaces to support
development of medical uses, commercial activity, single family residential units, and multi-
family units in the City of College Station Medical District.
In accordance with Section 311.010(h), Texas Tax Code, the Zone's board of directors will
develop and submit for City Council approval programs for the public purpose of developing or
expanding transportation services, water and wastewater services, internet broadband, and
greenway trails, parks and open space infrastructure, to encourage medical activity, other
business and commercial activity and residential development in the Zone.
In addition, a Municipal Management District is proposed to be created through the Texas
Legislature with boundaries generally contiguous-to. the Zone proposed in this Plan. A
Municipal Management District is a special district created for the purpose of promoting,
developing, encouraging, and maintaining employment, commerce, economic development,
and general public welfare within a defined area. Its overall purpose is to supplement city
services within the district.
The management district may be funded by assessments on property within its boundaries to
provide public projects and services such as landscaping, lighting, signage, streets and
walkway's,. drainages, solid waste, water, wastewater, internet broadband, parks, parking
facilities, transit systems, works of art, economic development and others.
4
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Tax Increment Financing
The Texas Constitution and multiple State statutes identify the role of economic development
by both the State and its municipalities as a public purpose. While recognizing there is no single
strategy, policy, or program for economic development, the Texas Legislature has created a
vast array of tools that local governments have at their disposal. The objective of these tools is
to not only encourage development and diversification of the Texas economy, but to
simultaneously enhance the participating community's overall quality of life. Such available
tools were carefully evaluated in order to determine how best to implement the College Station
Medical District from both an administrative and financial perspective. Participation in tax
increment financing through the creation of a Tax Increment Reinvestment Zone is one such
tool.
According to the Texas Comptroller's Biennial Report of Tax Increment Financing Zone Registry,
as of December 2010, there were 172 reported tax increment reinvestment zones in Texas. Tax
increment financing is used to provide large capital'projects, infrastructure improvements, or
other hard-costs within a created zone. These costs are funded by the increase, or tax
increment, of future ad valorem tax revenue withinthe zone for a participating jurisdiction (e.g.
City of College Station, Brazos County). A jurisdiction may dedicate all, a portion, or none of the
tax increment to the fund.
M
0
a
New;:.
if t' Post TIRZ Value
is £ �.._.
�A,
Time...... ... .
5
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Tax Increment Reinvestment Zone Number 18
The College Station Medical District Tax Increment Reinvestment Zone Number 18 is located
generally at the intersection of State Highway 6 and Rock Prairie Road. The Zone encompasses
Brian Bachmann Community Park to the west, the College Station Medical Center along Rock
Prairie Road, and the future Scott & White Hospital to the east. The zone also includes parcels
along Longmire Drive to the north and south of Rock Prairie Road, and the frontage of State
Highway 6 to Barron Road.
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The legal description of'the Zone can be found in the Appendix.
6
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Priority Projects and Costs
Most of the existing businesses, multi-tenant shopping centers, multi-tenant office buildings,
and medically oriented developments that currently exist in the Medical District are located
west of State Highway 6. Existing development east of State Highway 6 includes a small amount
of retail and commercial, and the new Scott & White Hospital currently under construction.
Throughout this Zone there are a few scattered vacant parcels, which are generally less than 25
acres, and potentially available for infill development.
All identified costs are for infrastructure to serve the Zone, and are within the Medical District
and Zone boundaries.
The infrastructure identified and estimated in this document;is for the primary or main
infrastructure to serve the area. Additional infrastructure may be required by and with future
developments. This primary infrastructure has been previously planned and sized through
general master planning efforts such as the Thoroughfare Plan, Wastewater Master Plan, etc.
A future water tower near Scott & White Hospital campus and a future Graham Road Electric
SubStation, as identified in the City Master Plans, have not been included in these estimates as
each were not deemed necessary for the specific development of the District; though again,
each would be appropriate for future planning consideration.
The provided estimates were intended to be conservative or inflated, to account for design
costs, future construction costs, unforeseen considerations, some enhancements, and
contingencies. In the future, with more detailed information, the estimates should be updated
for more accurate planning.,
Thoroughfares
Description From To Class Pvmt(ft) Length(ft) Cost($)
Rock Prairie E .SH 6 Bird Pond 4 Ln Maj Art 78 5,200 $3,302,000
Rock Prairie W Longmire Normand 4 Ln Min Art 72 1,800 $2,502,000
PROJECTS TOTAL= $5,804,000
7
•
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Benefits to Taxing Jurisdictions
It should be noted that the planned infrastructure is required for the continued development of
this area even if the Zone is not formed. However, this effort, in short, plans to focus and
broaden medical and urban uses, enhance and accelerate the delivery of primary infrastructure,
and establish financial mechanisms to make this possible and attractive, to ultimately bring an
increased tax base of medical uses and activity, as well as urban densities, which likely would
not occur otherwise.
It is anticipated that the proposed improvements in this plan will support the basis for nearly
$117 million in combined commercial and residential capital development within the City of
College Station, Brazos County, and the College Station Independent School District.
Years 1-5
Residential $0
Non-Residential $27 Million
Years 6-10
Residential $0
Non-Residential $46 Million
Years 11-20
Residential $0
Non-Residential $44Mllion:
Estimated Total $117 Million
This assumes a new medical user early in the duration of the Zone and new commercial users
prior to the end of the Zone. These assumptions do not include any project for value added at
the College Station Medical Center or from the future Strategic Behavioral Health hospital.
8
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Statutory Requirements for the final Project Plan and Financing Plan
Texas Tax Code
Subtitle B—Special Property Tax Provisions
Chapter311—Tax Increment Financing Act
Section 311.011—Project and Financing Plans
(a) The board of directors of a reinvestment zone shall prepare and adopt a project plan and a
reinvestment zone financing plan for the zone and submit the plans to the governing body of
the municipality or county that designated the zone.
(b)The project plan must include:
(1) a description and map showing existing uses and conditions of real property in the
zone and proposed uses of that property;
(2) proposed changes of zoning ordinances,the master plan of the municipality, building
codes, other municipal ordinances, and subdivision rules and regulations, if any, of the
county, if applicable;
(3) a list of estimated nonproject costs; and
(4) a statement of a method of relocating persons to be displaced, if any, as a result of
implementing the plan.
(c) The reinvestment zone financing plan must include:
(1) a detailed list describing the estimated project costs of the zone, including
administrative expenses;
(2) a statement listing the proposed kind, number, and location of all public works or
public improvements to be financed by the zone;
(3) a finding that the plan is economically feasible and an economic feasibility study;
(4)the estimated:amount of bonded indebtedness to be incurred;
(5)the estimated time when related costs or monetary obligations are to be incurred;
(6) a description of the methods of financing all estimated project costs and the
expected sources of revenue to finance or pay project costs, including the percentage of
tax'.increment to be.derived from the property taxes of each taxing unit anticipated to
contribute tax increment to the zone that levies taxes on real property in the zone;
(7)the current total appraised value of taxable real property in the zone;
(8)the estimated captured appraised value of the zone during each year of its existence;
and
(9)the duration of the zone.
(d) The governing body of the municipality or county that designated the zone must approve a
project plan or reinvestment zone financing plan after its adoption by the board. The approval
must be by ordinance, in the case of a municipality, or by order, in the case of a county, that
finds that the plan is feasible.
(e) The board of directors of the zone at any time may adopt an amendment to the project plan
consistent with the requirements and limitations of this chapter. The amendment takes effect
on approval by the governing body of the municipality or county that created the zone. That
approval must be by ordinance, in the case of a municipality, or by order, in the case of a
9
Tax Increment Reinvestment Zone Number 18
Preliminary_Pr_oject.Plan and Preliminary Financing Plan
county. If an amendment reduces or increases the geographic area of the zone, increases the
amount of bonded indebtedness to be incurred, increases or decreases the percentage of a tax
increment to be contributed by a taxing unit, increases the total estimated project costs, or
designates additional property in the zone to be acquired by the municipality or county, the
approval must be by ordinance or order, as applicable, adopted after a public hearing that
satisfies the procedural requirements of Sections 311.003(c) and (d).
(f) In a zone designated under Section 311.005(a)(4) that is located in a county with a
population of 3.3 million or more, the project plan must provide that at least one-third of the
tax increment of the zone be used to provide affordable housing during the term of the zone.
(g) A school district that participates in a zone is not required to increase the percentage or
amount of the tax increment to be contributed by the school district because of an amendment
to the project plan or reinvestment zone financing plan for the zone unless the governing body
of the school district by official action approves the amendment.
(h) Unless specifically provided otherwise in the plan, all.amounts contained in the project plan
or reinvestment zone financing plan, including amounts of expenditures relating to project costs
and amounts relating to participation by taxing units,are considered estimates and do not act as
a limitation on the described items, but the amounts contained._in the project plan or
reinvestment zone financing plan may not vary materially from the estimates. This subsection
may not be construed to increase the amount of any reduction under Section 403.302(d)(4),
Government Code, in the total taxable value of the property'in a school district that participates
in the zone as computed under Section 403.302(d)of that code.
Added by Acts 1987, 70th Leg., ch. 9.91, Sec. 1, eff. Sept. 1, 1987. Amended by Acts 1989, 71st Leg., ch.
1137, Sec. 24, eff. Sept. 1, 1989; Acts 1999, 76th Leg.,/ch. 983, Sec. 4, eff. June 18, 1999; Acts 2001,
77th Leg., ch. 669, Sec. 120, eff. Sept. 1, 2001.Amended by: Acts 2005, 79th Leg., Ch. 1094, Sec. 43, eff.
September 1, 2005.Acts:2007, 80th Leg., R.S., Ch. 921, Sec. 14.010, eff. September 1, 2007.Acts 2011,
82nd Leg., R.S., Ch. 1032,Sec.11,.eff.June 17,2011.
10
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Existing Conditions and Proposed Improvements
"A description and map showing existing uses and conditions of real property in the zone and
proposed uses of that property"
The following maps represent the existing land use, comprehensive land use plan, and
proposed improvements to the Zone.
Existing Land Use
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Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Comprehensive Land Use Plan
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Class Length(ft)
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To Pvmt(ft)
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From
$2,502,000
1,800
Description
Rock Prairie W Longmire Normand 4 Ln Min Art. 72
13
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
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IncrementTax Project
Preliminary Plan a n d Pr e l Reinvestmentimi n a rZyo Financingn e Num bePr I al n8
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15
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
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Greenway Trails
No projects at this time.
16
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Proposed Changes of Municipal Ordinances
"Proposed changes of zoning ordinances, the master plan of the municipality, building codes,
other municipal ordinances, and subdivision rules and regulations, if any, of the county, if
applicable"
Adopted October 11, 2012, the Medical District Master Plan was an amendment to the City's
Comprehensive Plan, altering the Future Land Use and Character map, the City's Thoroughfare
Plan, and Thoroughfare Context map. In response to changed thoroughfare alignments, the
City's Water Master Plan, Proposed Pedestrian Facilities, and Proposed Bicycle Facilities maps
will also need to be amended in conjunction with the new thoroughfares. Additional trails have
been added to the Proposed Pedestrian Facilities map in the Bicycle, Pedestrian, and
Greenways Master Plan to create the walkable community envisioned by the Medical District
Master Plan.
All infrastructure is proposed to follow the Bryan / College Station.Unified Design Standards,
except as otherwise noted in the Medical District Master Plan. The City of College Station has
also adopted the following International Building Codes to regulate construction:
• International Building Code (2012 Edition) with Adopted Amendments
• International Residential Code (2012 Edition) with Adopted Amendments
• International Plumbing Code (2012 Edition) with Adopted Amendments
• International Mechanical Code;(2012 Edition) with Adopted Amendments
• International Fuel Gas Code (20121dition)with Adopted Amendments
• International Energy Conservation Code (2012 Edition) with Adopted Amendments
• International Property,Maiintenance Code (2012 Edition) with Adopted Amendments
• International Fire Code (2012 Edition) with Adopted Amendments
• International Life Safety Code (2012 Edition)
• National Electrical Code (2011 Edition) with Adopted Amendments
17
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
List of Nonproject Costs
"A list of estimated nonproject costs"
Significant to the success of the Medical District, the following items were not included or
estimated within this Preliminary Project Plan: way-finding, district branding, hardscape
enhancements, transit, bus stops, and other nonproject costs. Such costs may be funded from
developers, the City, a Municipal Management District, and/or other sources.
Though the majority of the needed infrastructure projects are unfunded, there is also certain
funded capital projects considered to be nonproject costs. These funded projects generally
mean either the project was included and approved with a bond election (i.e.'Thoroughfares
and Trails), included within Water Services 5-Year Budget (i.e. Water and Wastewater Mains),
funded by the State, or funded privately, etc. Funded does not necessarily mean that
construction costs are currently appropriated.
Thoroughfares
Description From To Class Pvmt(ft) length(ft) Cost($)
Rock Prairie BR - Bridge. - - $4,600,000
Rock Prairie W SH 6 Longmire 6 Ln Maj Art 81 1 700 $2,407,000
Normand Rock Prairie Arnold 2 Ln Min Coll 38 800 $616,000
18
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Method of Relocating Persons to be Displaced
"A statement of a method of relocating persons to be displaced, if any, as a result of
implementing the plan"
There is no intended displacement of residents.
19
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
List of Project Costs
"A detailed list describing the estimated project costs of the zone, including administrative
expenses"
The following table itemizes the project costs for the Zone for which reimbursement is
available. Total project costs are estimated in today's dollars to be $5,904,000. Project costs
include roadway improvements including design costs, sidewalks, streetlights, signals, pavers,
enhanced vegetation etc. Of this amount administrative and implementation expenses are
estimated to be $100,000 over the 20 year life of the TIRZ. Pursuant to Chapter 311, Texas Tax
Code, line items may be adjusted with approval of the TIRZ board of directors:. These cost
estimates will be revised as more detailed design occurs on the individual projects;
Estimated TIRZ Number 18 Project Costs
Estimated Infrastructure Costs
`Rock Prairie Road West -Longmire to Normand $ 2,502,000
Rock Prairie Road East- SH 6 to Bird Pond 3,302,000
;Streets Subtotal $ 5,804,000 I
I
Other Costs
!Developer Reimbursement Interest i $
Organizational Costs, Zone Creation and Administration j 100,000
`Permitting and;Related Fees _ -
Subtotal E $ 100,000
}
Total Estimated Costs I $ 5,904,000
20
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Statement of Public Works/Public Improvements
"A statement listing the proposed kind, number, and location of all public works or public
improvements to be financed by the zone"
The public infrastructure improvements that the TIRZ is designed to facilitate will be located
throughout the Zone. These improvements will provide public infrastructure for the Medical
District to include commercial and residential development. This infrastructure includes street
widening projects. The Map on page 13 illustrates the location of the improvements within the
Zone.
The following is a list of improvements to be made in the Zone using funds generated in the
Zone.
Street Widening Infrastructure
Rock Prairie Road West—From Longmire to Normand
Rock Prairie Road East—From SH 6 to Bird Pond
21
Tax Increment Reinvestment Zone Number 18
Preliminary_Project Plan and Preliminary Financing Plan _
Economic Feasibility Study
"A finding that the plan is economically feasible and an economic feasibility study"
Included in the Medical District Master Plan and as part of its corresponding work efforts, the
City's consultant team conducted market research and a market analysis to determine the
economic feasibility of 1,700 acres that encompasses the Zone and adopted Medical District.
The analysis included, but was not limited to, medical/healthcare uses, retail/village center,
senior housing, and single-family/multi-family housing. The market research, market analysis,
and resulting development program can be found in the Appendix.
Prior to the adoption of the Final Financing Plan an Economic Feasibility,Study will be
completed on the estimated impact of the $117,000,000 in new development that is projected
over the life of the Zone.
•
22
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Estimated Amount of Bonded Indebtedness
"The estimated amount of bonded indebtedness to be incurred"
Bonds may be issued by the City of College Station and the MMD pursuant to an interlocal
agreement with the Zone which pledges incremental revenue for debt service. Bond sizing will
be based on the maximum amount Zone revenues could reasonably sustain according to the
City's financial advisor and market conditions at the time of issuance.
23
Tax Increment Reinvestment Zone Number 18
. . . - Preliminary Project Plan and Preliminary Financing Plan
Time When Costs or Obligations are Incurred
"The estimated time when related costs or monetary obligations are to be incurred"
The time when related costs or monetary obligations are to be incurred is a function of the
availability of TIRZ revenues. Details of the time when related costs or monetary obligations
may be incurred are shown on the following table. This summary shows the time when TIRZ
revenues are expected to be available to pay project costs.
• Estimated TIRZ Number 18 Revenue , •
. 1 "
100% i 1 83.94% • Annual
New _New Non Res& i Total New Captured COCS 1, BC �'_ Total TIF
Residential : 1 Multi Family ! i Development; "Appraised Value i Tax Revenue` ' Tad Revenue " Revenue
"Year1 : $0 $1,000,000I 1 $1,000,000! 1$ 1,000,000; ;$ 4,307 $ - ,,:$ 4,307
.Year2 $0: _ i $4,000,0001 _ 1. $4,000,000: i$ 5,000,000' ,$ 21,534 1 $ - , $ 21,534 i
"Year3 $0 $5,000,000! $5,006,000!
.... ........._... [$ 10,000,000 $ 43,069 - $ - "i • $ 43,069
Year 4 $61 1 $5,000,000, 1 $5,000,000! 1$ 15,000,000 :$ 64,603,- i$ . $ 64,603
Year 5 $01 $12,000,000: i $12,000,000! $ 27,000,000• :$ 116,285; [$- - ! ,$ ' 116,265i
Year6 { $0 i $2,000,000i ! $2,000,000, '$ 29,000,000, !$ 124,899 '$- 110,062 $ 242,961
Year 7 . " $0, _i $8,000,000! $8,000,0001 i$ 37,000,000; '$ 159,354 i :'$ 150,630 I $ • 309,985 j
Year8 I $0 i $10,000,000: I $10,000,000: 1$ 47,000,0001 1:$ 202,423 '$, 191,341- 1 $ 393,7641
Year9 - ' _ $01 $10,000,000 1 $10,000,000! 1$ 57,600,000 1 t$ 245,492 _ :,$ 232,652: $ 477,544
Year 10 i $01 : $16,000,000: i $16,000,000' 1$ 73,000,000 i .$ . 314,402 • IS': 297;190 i $ 611,591
Year 11 1 $01 $1,000,000 i $1,000,0001 :$ 74,000,000 i <'.$ ,318,708 1 -;$ 301,261 $ 619,969
Year12 $01 $4,000,000' $4,000,000, $_ 78,000,000 $ 335,936 ; 1$,_ 317,545 - ,' $ 653,481
,
Year 13 ___ ,$0 $4,000,000! s„$4,000,0001 .$ 82,000,000. $ 353,163 1, ,,, $ 267,064 ' ; :$ 626,227 i
$ 86,000,000` '$ 370,391- $ 280,091 - 1 :$ 650,462
Year14; $Oi ; $4000000; $4,000,000; '
'Year15 1 $0 $9,000,060 i $9,000,0001 :$ 95,000,000 1 1$ .469,153 :$ 232,652 • 1 ;$ 641,205
Year 16 $01 $1,000,000; $1,000,000; ;"$ 96,000,000 1 i$`..413,460 :$ 234,495 ;$ 647,954
Year 17 $0 ; $4,000,000 $4,000,000; $100,000,000, ' $ 436,687: '$ 162,844 $ 593,531
.Year 18 : $0 , : $4 000 000 -! $4,000,000,: _$104,000 000 '$ 447,914: :$ 169,357 $,,,, ,617 272 I.
Year 19 $0: $4,000,000 $4,000,000 ' $108,000,000: ;$: 465,142; $ 87,936 i$ $53,078
Year 20 i $01 $9,000,000! i $9,000,000 - !$117,000,060 i$• 503,904' $ 95,264 i i$ 599,167
1 $0' $117,000,000; $117,000 000 " . -' _. ..1.$ _5,340,519 $ 3,137,182 1 i :$ 8,482,008:
.
.
Brazos County 20 years O&M Rate .
i i Years 1-5 0%
. Years 6-12 100% i •
," ears 13714 80°0
i. . .. ......... ' .... •
Yearsl5-1660% i .....
.. ...r... ..... .. 1 .. .. - .... .. .. . ....
:Years 17 18 4:0
:Years 1 0%
24
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Financing Methods and Expected Sources of Revenue
"A description of the methods of financing all estimated project costs and the expected
sources of revenue to finance or pay project costs, including the percentage of tax increment
to be derived from the property taxes of each taxing unit anticipated to contribute tax
increment to the zone that levies taxes on real property in the zone"
Methods of Financing—Within this Zone, the City will likely finance a portion of the cost of the
projects through the sources outlined below.
Sources of Tax Increment Revenues —The tax increment revenue necessary to pay the project
costs is expected to come from increased property values in the Zone due to the construction
of new commercial and residential buildings in the Zone. A Participation Agreement will be
entered into with Brazos County formalizing the level of participation from Brazos County.
Captured Value
The following schedule shows the residential and commercial development schedules,
and the assessed valuations resulting from:.the development. This represents the
estimated incremental property values associated with the development. It is estimated
that there will be $117,000,000 in captured property value in the Zone.
Participation Levels
City of College Station will participate at 100%of its ad valorem tax rate.
Brazos County is proposed to participate with only the M&O portion of its ad valorem
tax rate at the following levels.
Years 1-5 0% Years 15-16 60%
Years 6-12 100% Years 17-18 40%
Years 13-14. 80% Years 19-20 20%
Estimated TIRZ Revenue
The estimated captured property value in the Zone of $117,000,000 will generate
captured property tax revenue from the City of College Station and Brazos County
totaling $8.5 million over the life of the TIRZ. These new revenues will be used to pay
for a portion of the costs in the Zone.
25
Tax Increment Reinvestment Zone Number 18
. Preliminary Project Plan and Preliminary Financing Plan .
Estimated TIRZ Number 18 Revenue . •
. 100% - 83.94% Annual
New E New Non Res& ' Total New Captured COOS BC Total TIF
Residential Multi Family Development' Appraised Value Tax Revenue Tax Revenue . ' Revenue
Year 1 $0: $1,000,000:, ...i."$1,000,000 :$ 1,000,000 ;$ 4,307 $ !$ 4,307
Year 2 $0, $4,000 00, 0" $4,000,000: $ 5,000,000 .$ 21,534 ;$ - : :$ 21,534
Year3 $0: $5,000,000 1 $5,000,000', '$ 10,000,000' $ 43,069 '$ - $" 43,069
Year 4 : $0 $5,000,000 $5,000,000 .$ 15,000,000 '$ 64,603 .$ 1 $ 64,603
Year 5 ' - $0: $12,000,000. $12,000,000' '$ 27,000,060 $ 116,285 i$ - i .$ 116,285
Year 6 $0. $2,000,000 $2,000,000: '$ 29,000,000 '$ 124,899. :$ 118,062 I. ! i 1$ 242,961
Year 7 . 1, $0 1 $8,000,000 1 $8,000,0001 _$_ 37,000,000 $ 159,354 .$ 150,630 l 1 i $ 309,985
Year 8 ' $0. $10,000,000. ' $10,000,000 "$ 47,000,000 '$ 202,423 $ 191,341 i I i$ 393,764'
Year 9 i $0; $10,000,000; $10,000,000. "$ 57,000,000 $ 245,492 $ 232,052 3 ;$ 477,544;
Year 10 : $0' : $16,000,000, ! $16,000,0001 "$ 73,000,000 i '$ 314,402; "$ 297,190I ' :$ 611,591
Year 11 $0, $1,000,000 : $1,000,000: "$ 74,000,000 :.$ 318,708: $ 301,261 I = I$ 619,969
Year 12 $0' $4,000,000 $4,000,000! $ 78,000,000 :$ 335,936 l $ 317,545; . 1.$ 653,481
Year 13 i $0, 1.. $4,000,000" $4,000,000; $ 82,000,0001 ;$ 353,163 $ 267,064 I ' $ 620,227
•
Year 14: : $0 .$4,000,000 ; $4,000,000! $ 86,000,000 $ 370,391 $ 280,091 I - $ 650,482
Year 15; $01 $9,000,000 $9,000,000: '$ 95,000,000`. :$ 409,153':, :$ 232,052! : . :$ 641,205
Year16; $01 i $1,000,000 , ; $1000,000 $ 96,000,000 :$ 413,460 i $ - 234,495 _' i$ 647,954 i
Year17 $01 i $4,000,000 $4,000,000 '$100,000,000: $ 430,687 $�,��_ 162,844 I'-; ' $ 593,531
:Year18; • $0: "
$4,000,000 " $4,000,000 ,,,,;,!!;;",$104,000,000' $ 447,914 i$. 169,357 s _, $ 617,272,
Year 19' $0 1 $4,000,000 : $4,000,000 '$108,0,00 000; :$ 465,142- :$ 87,936 $ 553,078:
;Year20' i $0; 1 $9,000,000 $9,000,000 $117,000,000 :$ 503,904`: 1$ 95:264I . $ 599,167'
$0: 1.$117,000 000 I$117,000,000 _ :$ 5,340,519 '6 ''3,137,182; $ ,8,482,008
i .
;Brazos,County 20 Years_ O&M Rate
.' .. - .. ..
Years 1 5 0%u.
1....... .. .. i i6-12;• H Years100% i
i .- ;Years 13-14 80%
!Years 15-16 60%
;. .j, ....... ... .... ... .,., 17-18 .-. _ ... '
i, s .�. ..[ ..�.... ... .,. ... ...,,?.. .. Years 19-20 20%J _ ...
Other Revenue Sources - The City will provide other'sources'of revenue to fund a portion of
these projects.
• Funds generated through-,a proposed Municipal Management District (MMD) may also
be a potential revenue source.for the.projects.
• Property tax revenues;in the- General Debt Service Fund may be used for the
transportation and Trail projects through future bond authorizations for the issuance of
General Obligation Qon'ds and/Or the issuance of Certificates of Obligation.
• If necessary,,existing:cash resources from the City's General Fund may also be utilized to
. fund these projects. '
26
Tax Increment Reinvestment Zone Number 18
. ... . Preliminary-Project Plan and Preliminary Financing Plan .
Current Total Appraised Value of Property in the Zone
"The current total appraised value of taxable real property in the zone"
The current total appraised value of taxable real property within the Zone at the time of
creation was $ 146,667,620.
PROP ID'OWNERNAME EKEMPTCODE LANDACRES TOTALLANOV IMPVALUE ,TOTALVALUE ,
8103926'3310101960136 PARTNERSHIP 0.06$ 67,380.03 $ 369:430.001$ 435,810.00
8112829 14101COLLFGE STATION LIC 1.50$ iLLis0.00 $ - i$ .5,95003 .
R114958_ADAM GROUP MANAGEMENT SERVICES INC 2.30$ 478,860 00 $ - :$ 478,860.00
4354480'ADAM GROUP MANAGEMENT SERVICES INC 622$1,354,930.00 $ - .$ 1,354,930.00 '
RE0013 "AOAMGROUP MANAGEMENTSERVICIS INC 2.288$ 90159000 $ ,$ 902,59000. .
fl305R)7.ADAMGROUP MANAGEMENT SERVICES UIC& i '2.08$ I)1,820.OD $ $ 2]1,820;00
.P.. .... . .. ....... .......... ',
R305878'ADAMGROUP MANAGEMENT SERVICES INC& 158$ 310,14000 $ - $ 330,24000. -
R105327 ANGELHERMANOS LTO 2.75$ 688,79000 $ 3,426,48003:$ 4,115,27000
3005313 00011 ANO PROPERTY II L.P. 169$1,029,410.00 $ 963,610.00 $ 1,993,020,00. ,
'R13824 ARNOLD OLIVE HANNA 105,OV65 14.84$ 326,480.00 $ 44,04000 $ 370,51000; ' - '
037908 'AUTOMOTIVE RECONSTRUCTION 180$ 176,010.03 5 545,990.00 $ 722,000.00' .
'R114473 BARKERTHOMAS R&DEBORAII LYNN 1i 2.45 5 589,M0.00 $ - $ SB9,M000: '
'R3'l91J DENNETT OIANF PARTNERSHIP 065$ 5042000 $ 231,L30.OD'$ 288,050.00
1R13914 BLUE DOLPHIN[LURING 3.12$ 599,130.00 $ 99,930.OD.$ 699,060.00, '
1131913 BORLOIIC 120$ 109,950.W•$ 604,G40.00I$ 703,03000.
:8379D1 8RA205 VALLEY HOTEL IP 3,39$ 775,16000 $ 958,370.00'$ 1.733,630,00
8109427.CENTRO NP HOLDINGS IS PE LLC 0.30$ 184,44000'$ 223,21000:5 -407,65000' '
'R30G683'239180 HP 11Ol01NGS 15PE SIC 6.30$_1,755,)5000 $ 4,729,69000:$ 67185,640.00'
fl105317 CENTRO NP HOLDINGS 15PE ICC 1 605$1,111,870.00 $ 4,872,97000 $ 6,SB4,&10.00: '
RR806 'COLLEGE STATION CItt OF E% 344)$1,501,51000 $ 5,145,))0.00.$ b,G6),180.00:
....... .. ..±., .1.00 5 311,450.00 $ - :$ 311,450 CO R115094.COLLEGE STATION CITY OFE%
IM2951 l COLLEGE STATION CITY OF E% 42.03$2,288,53000 $ 1,000,000.00]$ 3,288,530.00 .
R305059 COLLEGE STATION HOSPITAL LP 0.83$ 126,69000 $ :$ 126,690,00'
1303134 I COLLEGE STATION HOSPITAL LP 0.59$ 77,100.00 $, - "$ )),300.pD ,
155,510.00 $ •-. $. 155,510.00 R91]04 .COLLEGE STATION HOSPITAL OP. 101$ '
/11105326'COLLEGE STATION HOSPITAL I P. • 3.21$ 489,40000 $ - $ i89,40000-
D1105325 COLLEGE STATION HOSPITAL I.P. 181$ 275,98100 $ - $ 225,950.30'
IR105324'COLLEGESTATION HOSPITAL LP 126$ 192,100.00 $. - $ 1911N,00
... . 1 ..
RPIA15,�[OLLEGE STATION HOSPITAL L.P. 2218$C381,910.00 $'3L933,420.00 $38,314.833.00:,
R305097,COLIFGE STATION HOSPITAL LP. 1.26$ 192,130.03 $ $ 192,10000 I .e
:R37906 :CORPORATE PROPE RTY ASSOC 8 LP 0.94$ -91420.00 $ 380,58080 $ 421940 03; :
'3058>9[S MEDICAL PROPERTIES LLC 1.50$ 391100.00 $ 1,850,80110 $ 2,242,560.00.
;R3M03 D&DMOVIN 5,STORAG E INC 1 _VW$ 89,S0,fp $ )9,44000 $ 169,020,00 :
ip99946 OEKNA ARUNA&VASUD : 162$ 351,890.00 $,.. - $ 353,890.00i
111363603 DUNE REALTY COLLEGE STATION DEV LLC I ; 100$ _138,03000 $ - .$ 338,03000
8360546 IHD PROPERTIES LLC 172$ 351,930.00 $• .'5__ 352,930.00.
M 13008125 IMOTORCYCLE CAPITAL CO LTD 1.32$ 656,880.00 $ 1,40483000;$ 2,059,710.00:
111105318'INLAND PARTNERS ROCK PRAIRIELTD ' - 147$1,023164;5 1,054,90000;$ 3,128,06000:
.1103930 INTEGRA COLLEGE STATION LLC 0.17.$ 15000/03.$ 767,81003,$ 317,810:00
'877058 KAHAN FAMILYUSATEDPARTNERSIIIP - N 1.93 5 672,86803 0 - :$ 6)2,860001
;p0 EHN INMEN 0,69$ 368,)4000 $ 27800 $ 249,03&00;
R501518309521LEHTOTONfNEN INVESTMVESTENTS TSLTD LTD -' --- , 169$ 661,10000,$ 1,139,252.00 i$ 1800,35300:
•
PR304
0552191 LLEFHOONENN INNVVESESTTMMEENNTTS lLO I 1 0
0.4577$$ 11A9,,515700.0000 $$ -- •.$$ 229,,]]O0O0D01I
R1039I7 LEWALLEN W0NIAME a DIANAA - 0.07$ 75,3000 $ 335,130.00;$ 410,51000'
R103914 LONGMIRE PLACEO)YNERS ASSOC INC ` 1.71$ ' /- '$ - i$
R37918 LONGMIRE PROFE5510NALBUILDING LTD 1.11$ 87,02000i$ 843,37000 i$ 340,330.00
R112830 MD WHEELER LTD 2.$0$ 707,850.031$ - ;$ 737,F.N.N3: .
R77057 :MCCLURE MICLIAEL R&MOORED' O.W 5 58,74000;5 616,440.00 i$ 675,180.001
R103931 MWM CORP • 016$ 140,260.00:$ 510,760.00I$ 653,p,N,N,:
831910 :P6W159ESTMFN7$TIC 127 5 166,50003 0 341,460.031$ 507,960.00!
R37919 "PIRIENTERPRISESINC' ... 4.58.$ 448,88.00 $..... ....:..is...448,83..00: .
R37910'PRINCE IOHN 1.07$ 93,IE0.00'$ 213,190.00i$ 306,41000:
R98330.P00SPERITY BANK _ 143$ 903,21000 $ 1,535,140.001$ 2138,350 00
R95149 ROCKPRAIRIE ROADLIC 1.08$ 519,910.00 $ 406,160,00 $ 925,5)O CO
. .
P37923`ROSFNlIADM,S(L10FE1.... INVESTMENTS LP 199$ 866,310.00 $ 914,8)0.00 $ 1,)81,1t0;00
11.11WO ROSENBAVMGCHOENVOGEL INVESTMENTS LP I 102'$ 855,080,00:$ 4,734,300,00 i 5 5,569,180.03
R102016:11OSENDAUNISCHOFN1:66fLlNVESTMENT$LP A 00$1,131,560.00;$ 4,182,410001$ 5,31417000
8108126.RSCSENTER0045E51F 4.00$1,081,260.00 $ 1,268,94000I$ 1,356,200.00 ,
8359037'RSCS ENTERPRISFSIP' 0.8>$ 209,990;00,$ 899,110.00 $ 1059,100.00
R93224 :RUGG HNESTMENT511C 071$ 6116000:$ .0270.W]$ 502,430,00
.... ... _ 0..., .... .....
fl103928RVE FRIENDS LTD 0.06$_, 6],SOp.00 $ 351,91000 $ 418,910.00
R37905 'SCARMAR00 INVESTMENTS LTD 196 5 192,10000 $ 687,61000 I$ 879,710.00 •
R360741 8001T8,WHITE HEALTHCARE III 36.12$4,985,670.00 $36,589,600001$41,575,220.00'
P360753.5[0Tf&WHITE HEALTHCARE 381$ 442,020.00 9 - 5 442,02000,
` ,; 7 .R360752:SCOTT&WNITEHEALTHCARE 1 24.37$4,916,390.00 $ $ 4,916,390,00 __„
', :fl360)54'.SCOIT&WW01IIIU 81
LTIICARE 1 0.68$ 115,520.00 5 - 7 115,52000.
.'� :R360751:SCOTT&WONEHEALTHCARE 5,35$1,397, 0.00 $ - ;$ 1397,40000,
'R360755'SCOTT&WHITE HEALTHCARE i 2.57$ 382,030.00 $ - $ 382,030.00
'' 1R360756'SCOTT&WHITE HEALTHCARE I 1.09$ 173,600.10 $S . $ 1)3,6G000: .
- IP360>49 SCOIT&WHITE HEALTHCARE 1 1086$1,190,870.00 $ - $ 2,190,870.00
.. .. . ...
1R360748 SCOIT&WHITE HEALTHCARE 7.68$17II430.00 $ $ 1,]12,g3000
1/8360750:SCOTT&WHITE HEALTHCARE 7.16$1,596,490.00 $ - $ 1,596,490.00
',R114247:SC?COLLEGE STATION!LTD i 1 67$1,019,41000 $ 545,83003 $ 1,565,240.00 -
IL89925 ;SECURCARE PROPERTIES ILL[ 3.64$_475,020.00 $ 1,201,420.00 $ 1,619,440.00
R31907 :SENDERO COMMERCIAL INVESTMENTS 2.05.$ 468,82000 $ 1,652,86000 5 2,121,683 N.
'813872 IONS INVESTMENTS LLC i 0.91$ 5,640.00 $ „. • $ 5,640.00 _ _
:R71288 IONS INVESTMENTS LLC 10N1'$ 613,680.00 $ 340,33000 $ 954,210.00
;R3'S21 -TAILOR flUTHESTATE I I 1.61$ 423,40003$ 696,600.00.,$ 1,120,000.00
'R103925:TENEO SOFTWARE SOLUTIONS 0.06$ 67,330,00 $ 271,16000 $ 338,51000.
`R13874 :TEXAS HOTEL MANAGEMENT CORP 1 1106$ 648,240.00 $ • ,$ .8,240.00
R103929:TE%AST&C PROPERTIES tIC 007$ 75,00000 $ 133,590.001$ 408,590.00' _
:889224 :THE BRAZOS VALLEY MASONICLITINRY E% 1.88$ 307,10000 $ 587,930001$ 895,030.001
095151 ;TIGER HOLDINGS INC 088$ 544,99000 $ 370,2100015 915,100,00:;
R37911 ITWC PROPERTIES LLC 0.90$ 88,130.00 $ 319,260.00i$ 467,390.00, .
RI0659 WA[EK EDWnRD&BEATRICEG _ 14.27$1,533,790 GO $ 53,- :$ 1,579000
:11354995:WEINGARTEN INVESTMENTS INC 1 891$3,153,580.00 $ - I$ 3,153,580.00 .
:R37922 :WELLS FARGO 184$1,121103 00 $ $26,690 C0'$ 1,648,)9000
1186648 ;WIIATABURGfR INC 096$ 542,370.00 $ 421,310.00;$ 9G1,287.00
1881865 ;WINSLOW JACK f JR&DONNA S 052$ 272,330 00 $ 86,190.00:$ 358,570.00'
JR13921 ;WINSLOW JACK ER&DONNA 2.43$1,270750.00 $ 72,69003:$ 1,343,44000.
:R105421 W000CREFK PARTNERS LP 433$ 754,220.03 $ 6,201,710,30:$ 6,961,930.00'
:R13809 :WU HSI N-I&SAN[Y 0,46$ 2516000 $ 130,580 00:$ 156,340 03
392.53$64,981,18300 $134,421,000.001S 199,405,180.30(-1 Appraised Value
.... 15 52,731,560.00('I Exempt
1 5146,667,620 CO.1=1 Taxable Real Properly
27
Tax Increment Reinvestment Zone Number 18
Preliminary P_r_oject Plan and Preliminary Financing Plan
Estimated Captured Value of Zone in Each Year of Existence
"The estimated captured appraised value of the zone during each year of its existence"
The captured appraised value of the TIRZ during each year of existence is shown in this table
based upon a conservatively projected development schedule. The cumulative estimated
captured value over the life of the Zone is$117,000,000. Actual value will depend upon
implementation of the Medical District Master Plan, and changes from these projections will
affect actual performance of the TIRZ.
Estimated TIRZ Number 18 Revenue ,
•
' 100% 83.94% Annual
New ': New Non Res& i Total New • Captured COOS •- BC Total TIF
. • Residential , - Multi Family i Development; Appraised Value • ` Tax Revenue Tax Revenue ',Revenue
Year 1 ; $0' - $1,000,000 i $1,000,0001 :$ .1,000,000 1 '$ 4,307 $ ' - i,;,$ 4,307
:Year2 $0 • $4,000,000 1 ,$4,000,0001 $ 5,000,000 $ 21,534, $ - •$' 21,534
:Year 3 $0 $5,000,000 $5,000,0001 i$ 10,000 000; !$ 43,069 1 . $ - ; :$ 43,069
1Year4 : $0 $5,000,000=. _ $5,000,000: :$ 15,000,000; $ 64,603 1 ; $ - ; ; • '$ 64,603'
Years $01 $12,000,000 ' $12,000,0001 _$ 27,000,000= :$ 116,285 i $ - , •$ 116,2851
:Year6 1 $01 $2,000,000 $ 29,000,000 - :$. 124,899 $ 118,062,,,,,$2,000,,000. ;,,,$„ 242,961
:Year7 $0 $8,000,000 $8,000,000 -$ 37,000,000 $' 159,354. 8 150,630 '$ 309,985
!Year8 $0' $10,000,000; 1 $10,000,000. •$ 47,000,000,: $ ,'202,423 1 ;$ 191,341 1 :$ 393,764
€Year9 ' $01 ; $10,000,000: I $10,000,000i '$ 57,000,000", '$ 245,492 1 $ 232,052 ! 1$ 477,544
1Year101 : $01 i $16,000,000 $16,000,000: l$ 73,000,000 I$ 314,402: $ 297,190 $ 611,591
Year11; ' . _$0 i ,$1,000,000 ,,., _ ,, $1,000,000! ;$ 74,000,000` .$, _318,708; '$ 301,261 1. $ 619,969
1Year 121.1 . $01__ _ ._$4,000,000, $4,000,000! :$ 78,000,000 .$ 335;936. ;$ 317,545 ' $ 653,481
;Year13' : $01 i $4,000,0001 ' $4,000,000; . $ 82,000,000 53$, :3 ,163: 1$ 267,064 1 $, _ 620,227:
Year 141 $0 $4 000 000 I $4,000,000'•:', $ 86,000 000 $ 37U,391 : ;$ 280,091 $� 650,482
;Year 151 i $01 i $9,000,0001 , ', $9,000,000 ;':`. i$ 95,000,000 i " $ 409;153 i $ 232,052 1 ; ;$ 641,205;
:Year 16; $0 $1,000,000i ' $1,000,000: -, $ 96,000,000 i $ . 413,460 i °$ 234,495 $ 647,954;
Year 17 $01 $4,000,0001,._, $4,000,000, i$100,000,000': $;; 430,687; $ 162,844 ' .,$, 503,531
:Year 18 I $0 ,_$4 000 000' $4,000 000i ' ,s$104,000,000 I $ 447,914..1.... 1$ 169,357 ' '$ 617,272`
,Year191 i $01 : $4,000,000;'. : $4,000,0001 _.•,$,108,000,000;l', $ 465,142 l 1$ •87,936 ; 1$ 553,078
•
•Year20; i $0 $9,000,0001 '•,$9,000,0001 11117,000,000 $ 503,904€ i$ 95,264 :$ 599,167
•
i
_„,,,,,$0,,,, $117,000,000i '$117,000,0001 ‘ I$ 5,340,519; ;$ 3,137,1821 ; :,$, 8,482,008
:Brazos County 20 Years O&M Rate
'Years 1-5 0%
I i
:Years 6-12 100% i
'Years 13-14 80%
;Years 1516,60%
' ` 'Years 17-18 40%
-i ' ;Years 19-20 20%
28
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Duration of Zone
"The duration of the zone"
The duration of the Zone is 20 years. The TIRZ will take effect on the date it is created. January
1, 2012 will be established as the base year and the TIRZ will terminate on December 31, 2032,
or the date when all project costs are paid and all debt is retired, or by subsequent city
ordinance terminating the Zone.
29
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Appendix
30
Tax Increment Reinvestment Zone Number 18
Preliminary Project Plan and Preliminary Financing Plan
Estimated TIRZ Number 18 Project Costs
Estimated TIRZ Number 18 Project Costs
Estimated Infrastructure Costs
Rock Prairie Road West - Longmire to Normand $ 2,502,000
Rock Prairie Road East -SH 6 to Bird Pond I 3,302,000
Streets Subtotal i $ 5,804,000
Other Costs
Developer Reimbursement Interest $
Organizational Costs, Zone Creation and Administration ' 100,000
Permitting and Related Fees -
Subtotal $ 100,000
'Total Estimated Costs • „ $ 5,904,000
31
CO C •
I-I 0
St on
E •,7,' ,„,,
= c
C.) C
0
NI .
?:
. Es-iimated TIRZ Numerb 18 Revenue
. .
. ,
4-• „...... . .
C C . . .
a, .-•- , .
' r .
Et :-- - : ;
100% 83.94% : :..,.....„.....„,
Annual
N Nw Non Res& . Total New '
Captured . COCS BC ' Total TIF
c.n CU
0.1 "
> 0.• • Residential Multi Family : :Development,' Appraised Value ' Tax Revenue: ' Tax Rewnue . . Revenue
C TS
.- Year 1 $0 $1,000,000 , ' -'$1,000,000 , ' $ 1,000,000- $ 4,307 . $ - : $ 4,307'
C1 C
cc co Year 2 : $0 $4,000,000 ' : $4,000,000' ..--$ 5,000,000 :$ 21,534 ,$ - : .$ 21,534
4-, c Year 3 ' $0. $5,000,000 .. $5,000,000:--
. ' '- $ 10,000,000: :$ 43,069• $ - $ 43,069'
c as .
cu E. :Year 4 $0 $5,000,000' $5,000,000'. - $ 15,000,000 .$ 64,603: $ - ' $ 64,603,
m Year 5 : • $0 . $12,000,000 $12,000,000 . $ 27,000,000 $ 116,285 $ - $ 116,285
ca u
0,) C .Year 6 $0 $2,000,000 $2,000,000 $ 29,000,000 '$ 124,899: $ 118,062: : $ 242,961
c Q)
- 0 1- > Year 7 ' $0 $8,000,000 '$8,000,000 $ 37,000,600 $ 159,354' $ 150,630; '$ 309,985
Year 8 ' $0 $10,000,000 ' $10,000,000 ' $ 47,000,000 .- i$ 202,423 . $ 191,341 : $ 393,764
F- u Year 9 - $0 . $10,000,000 ' $10,000,000 $ 57,000,000 ,$ 245,492 $ 232,052: • $ 477,544
as 00
C ,-1 :Year 10 $0 : $16,000,000. $16,000,000 ''$ 73,000,000, ,, :$ 314,402 : $ 297,190: $ 611,591
E I- .Year 11 ' $0 $1,000,000 $1,000,000: $ 74,000,000 - $ 318,708: $ 301,261 : : $ 619,969
•Year 12 $0: $4,000,000 i $4,000,000 :$ 78;000,000 $ .335,936: . $ 317,545: : $ 653 481
,
0_ E :Year 13. $0. : $4,000,000! $4,000,000: $ 82,000,000. :$,-:' 353,163 ;$ 267,064 I ! .$ 620,227.:
(-NI
M Year 14 $0. $4,000,000- $4,000,000: , - $ 86,000,000 !--$. 370,391-: $ 280,091 : - :$ 650,482• ro
Z Year- 15: $0 $9,000,000 $9,000,000: !:" $ 95,000,000' „--:, '-$ 409,153: $ 232,052: : - $ 641,205'
, N4 Year 16; $0, , $1,000,000 $1,000,000 $ 96,000,000,:,:: 413,460
Yea8
..., . $ 234,495, ' ._,.,...$.. 67,954
Year 17' - $0,.. $4,000,000 $4,000,000 , $100,000,000 :$ '430,687-.::, $ 162,844 $ 593,531
i : r1 . ' $0 00,000 $ 00,000: $104,000,000 $' ' 44914 $- 169,357 $ 617,272
a) Year 19 ' $0, . $4,000,000 $4,000,000: $108,000,000' " ::$ 465,142 i ..: $' 87,936' : :$ 553,078
$117,000,000 .
as Year 20 $0: ' $9,000,000 ! $9,000,000 .. . , ,„:'..
$ 503,904: -„ $ ,-/: $''95,264: I ...,........______.
599,167
E : • : . . . .
: .._...., ,.:.,
. .4.7. : . •
• $0, , $117,000,000 $117,000,000, . $ 5,340,519':' - $ 3,137,182 i ! „$ 8,482,008
cr) .
w . . .. . .
• . .. ' • Brazos„Ockinty 20 Years O&M Rate
. . ,, .Years-1,5 0%
Years-6-12 100V,,
. .
, I " '"Years' 13-14 80%.
Years 15-16'60%' . .
, .
' Years'17-18 40% ! „.
. .
•
' . Years 19-20 20%, ...„
. ' .
. .• ,'
•. .. „•
. .
. .
Joe Orr, Inc.
Surveyors&Engineers
2167 Post Oak Circle
College Station, Texas 77845
(979) 693-2777
Tax Increment Reinvestment Zone 18
482.88 acres
College Station, Texas
December 2012
All that certain tract or parcel of land lying and being situated in the Crawford Burnett league
(abstract no. 7), Robert Stevenson league (abstract no. 54)and Thomas Caruthers league(abstract
no. 9) in College Station,Brazos County, Texas, generally being an area centered around the
intersection of Rock Prairie Road and State Highway no. 6, and the boundary being more
particularly described as follows:
Beginning at the intersection of the south right-of-way line of Rock Prairie Road East(60 feet south
of surveyed centerline) and the east boundary of Block 7 of the Scott& White Healthcare
Subdivision(vol. 10179,pg. 50),being the northeast corner of Lot 1,Block 7 of said subdivision,
and from where the City of College Station GPS control monument no. 9 bears S 82° 02' 35"E—
7016.5 feet.
Thence along the east boundary lines of said Scott&White subdivision as follows:
S 2° 42' 34"E— 1023.83 feet, S 50° 49' 32" W—930.60 feet, S 47° 37' 11"E— 128.13 feet
and S 41° 15' 39"W— 1224.44 feet to the northeast right-of-way line of State Highway no. 6;
Thence along the said highway northeast right-of-way lines as follows:
S 34°27' 26"E—55.00 feet, S 27°43' 31"E— 192.30 feet, S 36°45' 17"E—383.87 feet and
S 42°27' 25"E— 105.18 feet to a southeast line of that M.D. Wheeler,Ltd. 10.01 acre Tract
One (vol. 3007,pg. 341);
Thence along the southeast lines of said M.D. Wheeler Tract One and the southwest lines of 71.52
acre Tract Two as follows:
N 41°43' 32" E-- 194.25 feet,N 21° 27' 46"E— 145.09 feet, S 46°46' 09" E—304.24 feet
and S 47° 42' 33" E— 177.08 feet to the west corner of that IHD Properties, LLC 2.77 acre
Tract One (vol. 10144,pg. 203);
Thence along the north, east and south lines of said IHD Properties tract as follows:
N 72° 19' 02"E—202.14 feet, S 47°42' 56"E—638.83 feet and S 42° 17' 04"W— 175.00
feet to the northeast common corner of the Harley Subdivision(vol. 3961,pg. 236)and
Cooper's Subdivision(vol. 4708,pg. 230)in a southwest line of said Wheeler Tract Two;
Thence S 47°42' 16"E— 1053.70 feet along the northeast line of said Cooper's Subdivision and
continuing along the northeast line of the Barker Subdivision(vol. 5101,pg. 182) to its east corner;
TIRZ 18 Page 1 of 4
Thence S 38° 51' 07"W-279.95 feet along the southeast line of said Barker Subdivision to its
south corner in the northeast line of State Highway no. 6, also being a west corner of the City of
College Station 46.60 acre tract(vol. 3310,pg. 321);
Thence crossing said highway and along its southwest right-of-way lines as follows:
S 58° 32' 52" W-371.50 feet,N 49°25' 00" W-238.23 feet,N 43°42' 22" W-201.00
feet,N 49° 25' 00" W- 1400.00 feet,N 46° 52' 14"W-413.20 feet,N 38° 34' 52"W-
507.10 feet, N 32° 13' 53"W-534.28 feet,N 27° 56' 32"W-200.56 feet,N 32° 13' 53"W
-400.00 feet,N 35° 05' 29" W-200.28 feet and N 82°25' 23"W-78.10 feet to the
westerly north corner of Lot 1, Block 1 of Graham Corner Plaza(vol. 5878,pg. 129)in the
southeast line of Graham Road;
Thence N 40° 30' 48"W-71.60 feet across Graham Road to the east corner of the remainder of the
Jack E. Winslow, Jr. 3.0 acre tract (vol. 2291,pg 140 and vol. 2835,pg. 180) in the northwest line
of Graham Road (vol. 2086,pg. 58);
Thence along the northwest right-of-way line of Graham Road as follows:
S 41° 41' 25"W-433.76 feet,N 32° 18' 49"W-4.79 feet, S 41°40' 07"W-268.44 feet,
S 41° 31' 43"W- 131.06 feet to the northeast line of Longmire Drive, S 39° 15' 59"W-
111.70 feet across Longmire Drive, S 41° 33' 01" W-898.96 feet, S 42° 04' 18" W-521.46
feet and S 41° 03' 13"W-698.60 feet to the southwest line of the F.M. and Olive Arnold 50
acre tract(vol. 200, pg. 445);
Thence N 47° 50' 34"W- 1570.55 feet along the said southwest line of the Arnold tract to the
south corner of the Sancy and Hsin Wu 0.46 acre tract(vol. 2336,pg. 233);
Thence N 47°26' 15" W-219.05 feet along the southwest line of the Wu tract to the north corner
of the Carroll Addition (vol 5229,pg. 47);
Thence N 47° 33' 07"W-69.71 feet across Arnold Road to the north corner of the 0.156 acre road
dedication tract(vol. 5027,pg. 162);
Thence along the northwest lines of Arnold Road as follows:
S 63° 10' 11" W- 180.26 feet, to the beginning of a tangent curve to the left with a radius of
405.00 feet,along said curve through a central angle of 17° 37' 25"to the end of said curve,
and S 55° 19' 37"W-5.32 feet to the east corner of the City of College Station 9.93 acre
tract (vol. 448,pg. 230);
Thence along the south,west and north boundary of Brian Bachmann Athletic Park (formerly
Southwood Athletic Park) and continuing along Rock Prairie Road as follows:
S 41° 59' 07"W- 1027.13 feet along the northwest line of Arnold Road and southeast lines
of the said City 9.93 acre tract and the City 15.89 acre tract(vol. 448, pg. 232),N 43°45' 01"
W- 1185.92 feet, along the southwest line of said 15.89 acre tract to the southeast right-of-
way line of Rock Prairie Road (80' R.O.W. -vol. 779,pg. 571),N 51° 57' 01"E- 1177.50
feet along said southeast line of Rock Prairie Road to the beginning of a tangent curve to the
right with a radius of 1006.62 feet in the southeast boundary of Southwood Terrace Phase 3-C
TIRZ 18 Page 2 of 4
(vol. 523, pg. 431), along said curve through a central angle of 8° 11' 51"to the point of
tangency,N 60° 08' 52"E— 1486.99 feet along the southeast boundary of Southwood Terrace
Phase 3-B (vol. 579, pg. 380)and Phase 3-A(vol. 519, pg. 378)to the beginning of a tangent
curve to the right with a radius of 960.00 feet, along said curve through a central angle of 18°
38' 31"to the point of tangency,N 78°47' 23"E— 14.90 feet and N 11° 12' 37"W—79.72
feet across Rock Prairie Road to the southwest corner of the Remington Subdivision(vol.
1239,pg. 219);
Thence along the west boundary lines of said Remington Subdivision,the northwest boundary of
Tract B, Ponderosa Place Section Two (vol. 2680,pg. 321) and Longmire Place (vol. 3377,pg. 155)
and along the southwest boundary of Ponderosa Place (vol. 490, pg. 169)as follows:
N 26° 55' 04"W—252.32 feet,N 17° 18' 19"E—259.07 feet,N 42° 34' 17"E—624.79 feet
and N 40°39' 13"W—796.43 feet to the west corner of Lot 4, Block 21 of Ponderosa Place,
in the southeast line of Ponderosa Road;
Thence N 49° 20' 47"E— 1150.00 feet, along the southeast right-of-way line of Ponderosa Road,to
the north corner of Lot 1,Block 19 of Ponderosa Place,in the southwest right-of-way of State
Highway no. 6;
Thence along the said highway southwest right-of-way lines as follows:
S 40° 39' 13"E—480.00 feet, S 32° 12' 28"E— 185.04 feet, S 41° 13' 02"E—80.23 feet and
S 17°22' 13"E—34.06 feet to the southeast line of Lot 1, Block 20 of Ponderosa Place;
Thence N 78° 53' 01"E—493.32 feet, across State Highway no. 6 to the west corner of Lot 2-B,
Block One of Cornerstone Commercial Section One(vol. 3922,pg. 282) in the southeast right-of-
way line of Woodcreek Drive;
Thence along the southeast right-of-way of Woodcreek Drive as follows:
Along the arc of a curve to the right with a radius of 890.00 feet,through a central angle of
9° 52' 07",the chord of which bears N 52°46' 54"E— 153.1.0 feet,N 57°42' 58"E—318.00
feet to the beginning of a tangent curve to the left with a radius of 835.00 feet,along said
curve through a central angle of 8° 00' 00"to the north corner of Lot 1 (vol. 3283,pg. 201);
Thence along the northeast lines of Lot 1 and Lot 2-A of said Cornerstone Commercial Section One
as follows:
S 40° 17' 03"E— 155.81 feet to the east common corner of Lot 1 and Lot 2-A and the
beginning of a tangent curve to the right with a radius of 600.00 feet, along said arc through a
central angle of 16° 01' 29"to the point of tangency,and S 24° 15' 34"E—280.69 feet to the
most easterly corner of said Lot 2-A;
Thence along the south boundary lines of Woodcreek Section 4 (vol. 1315,pg. 217), Section Six
South(vol.2109,pg. 199)and Section Seven (vol. 2580,pg. 113), defining the north boundary lines
of the remainder of the Edward Jr. and Beatrice Uvaceck tract(vol. 274,pg. 383 and vol. 321,pg.
664), as follows:
N 24° 13' 07"E—555.17 feet,N 79°45' 53"E—313.69 feet, S 48° 05' 30"E—216.00 feet,
S 44°28' 03"E—75.26 feet, S 28° 11' 32"E— 108.12 feet, S 34° 34' 23"E— 162.74 feet,
TIRZ 18 Page 3 of 4
S 39°46' 00"E— 149.62 feet. S 44° 34' 42" E—282.83 feet.N 24° 16' 33" E— 134.65 feet
and N 68° 52' 20" E—230.83 feet to the northwest corner of the Riviera Addition (vol. 6607,
pg. 97);
Thence S 15° 28' 15" E--269.56 feet, along the west line of said Riviera Addition,to the north
right-of-way line of Rock Prairie Road East(59.0 feet north of surveyed centerline);
Thence S 86° 27' 34" E—961.09 feet, along said north right-of-way line,to its intersection with an
extension of the east boundary of Block 7 of the Scott&White Healthcare Subdivision;
Thence S 2°42' 34"E— 120.04 feet, across Rock Prairie Road,to the Point of Beginning and
containing 482.88 acres of land more or less.
Bearings are Texas State Plane,NAD-83(CORS) datum,based on City of
College Station GPS control points and GPS observations.
Volume and page numbers cited refer to the Brazos County public records.
No monuments were set for this survey and found monuments are not cited.
This document was prepared under 22 TAC §663.21 does not reflect the
results of an on the ground survey and is not to be used to convey or
establish interests in real property except those rights and interests implied
or established by the creation or reconfiguration of the boundary of the
political subdivision for which it was prepared. At:"
See survey plat prepared with this description,dated December 2012. A 4,
HENRY P MAYO
•Or .O+aea•••001ae. s:an.{
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T1RZ 18 Page 4 of 4
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L4 S 36°45'17"E-383.8T _/ /�c\! / O y��y ,L a<y, ?.•, " \' t '.;( ,�' 'C3 18°38'31" 960.00' N 69°28'0T E-310.9T � "�.v,;', O�, C\.
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L6 N 41°43'32"E-194.25' C4 8°00'00" 835.00' N 53°42'58'"E-116.19' t_-,-' ��,,,,,;` .;;;,:,,-- P L36 ` O�`• / ,\.;<' ::,_!,-; '` yi,
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L26 5 39 1543"W 131.06• /3 ..•G- p[g y. �,,.:-..•:-:v... ....�\:\•```�.:"\ .: �":"��i ,`..:�.�.:> {'?';.:.
L27 S 39'15'59"W-111.70' .,C'^-./ °9/3 ;;ye5 , ti\'�tY,:'.,s5': :#oii Mgrroa'q, •,N" ,t': k'c',',�: ".,,>\a_�� . ', ,s. 9,
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T\ ��J v''' �. / ; -, 4 z:;,` ^ on City of CS GPS control points and GPS observations.
L32 N 78°47'23"E-14.90' Rhas .r u \ `5`C�') ,61, r\..`.' I , ,, f 5 1�,,,,%% h,,, ,,,,,, ,,gTgr,.:<.;. .t@ d+„, :>^S�i;,w:;'s„;``xi`;";;'.,
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/�° �� �� '�• O" -"� �;Ga:�-.•`%-•,'<-%� `Y`"b ':"'�"� t 4„�a�p�"� This document was prepared under 22 TAC§663.21 does not
t •L34 N 26°55'04"W-252.32'I �. �.v\\ �, ."'`: �pF:.:'ix- ,"..� J' •
L35 N 17°78'19"E-259.07•SaGthdo4ld 6o st, `, .�(S - r y.,.wjD„ 1,,, .ii,a-��;>"r�/���w�-.y.�-, , ' r,� 2�g1�,'^i•` '�°� All. ,• ,, ..�� reflect the results of an on the ground survey, and is not to
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/ P s S�\�,✓�\•�� ¢',.. ::J;r!,. �.;;,,;,,,,`,,,i-,;<'i��l/.'' FC. y,,;8,y di � � f.":-:•Y�a,".cfi�'�. y theexcept those rights and interests implied or established b
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1..38 5 17°22'1 "E-34.06' / 1' 1, g •• - O �/:'' /j6�;',•,n.f.,,r„ \(0 )' r y / "S. ,r,.�• n gura ion boundary
'u �"�Z-"�>��•�'�!„',%��;,d,-v;',7�':�7_, ,,/�y�h$?iq� �"�����5"""'%•:'�'•"G�tydm C'mer C ` \ M, subdivision far which it was prepared.
L39 N 78°53'01"E-493.32' S thwood ,'< a'.,;'„,,,,,,:^ �-i t;- `T•„/',!,, 4 /7 �'°
\ � ;;?r i�, .,,e,�.,mt�'ro, ., � ;, ;-,. S$ �;o,, f�, •6 Plaza, `?�,�'y/ /;^,�:, 5
L40 N 57°42'S8"E-378.00' H dings ,� ,,;,�;�\m�y�,,, %,,' vi�O:O.a6 16,y•. 7 5878/i -` 6 'sk' ''p '' No monuments were set for this survey and found monuments
L47 S 57°42'58"E-318.00' � f_ GbaCay>: �e,OF'7; 1:,5✓liy3,%✓y? y,,,,,,S,,ii„Mh'-.,,,,, ,,,,,y° ,,,'�\ .Z` „ 4,,,,,. L2 M.D. Wheeler, Ltd. are not cited on this reference map.
L42 S 24°15'34"E-280.69' ,,,,0O at,tya ;`;.' s% ,01�,,.,, ., ,,, Y0:-M„xc3480'6 t / \__., \ rem. of 10.01 ac-Tract One
h'�. . ':� :/aC ," LL9d4ac.-3619,7 �,-,.�m�% -,-,,„'',,��0 \ r
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': Healthcare Drivers
Both in the College Station area and nationwide,healthcare is a large, '
strong and growing industry—in sharp contrast to most other sectors
'..' of the nation's economyover thepast three years. The fundamental
\�,
drivers of this growth are:
• The growing number of Americans who are over 65 years of age.
• General population growth.
• Affluent demographic groups around the globe that will travel if
necessary to seek out the best healthcare and wellness facilities
�„4,'' t available.
y • National policy that has expanded the number of citizens covered
by by insurance.
' ' ; *�s,,s� • Strong continued growth potential for the biosciences,
pharmaceutical,medical devices,and related industries.
‘ z:Y • The growing awareness of the need and benefits for health and
e` wellness programs.
,ems The Graying of America
r lives—asAm
erica's Throughout their Ame ica's largest generation—baby
�, \ boomers(born between 1946 and 1964)have made headlines. This
. • r v; continues today,as economists,demographers and forecasters attempt
# M to discern the impacts that aging baby boomers will have on America
lit, ' "� �. *` in the 21 st century. The impact will be broad and will include impacts
'` ; i, 0, \ '''�� -•• a• } I to the workplace,public policy,retail and other facets of life. Figure
s ' c• � ;i 5 shows the dramatically changing shape of America's population
l
' ' ' ' '' * r i over the past half-century. Between 2010 and 2040,the US Census
w1r - y .,
e nu
' a � S,.� �� .-: -,,, : double—from happroximately 40 mber of rmillion todaicans over y to 80 m age of 6 lion5 lin 2040.
\\ \z - p -� q Beginning in January 2011,and over the next 19 years,at least 10,000
` ,-�xor �� 'as �E` ,.'>~i 4i,. .
baby boomers per day will turn 65.
26 College Station Medical Distrrct.Master Plan
Figure 6 underscores the scale of the growth in 1940
1960 2020
older households nationwide,while also illustrating
Aye some additional elements of the nation's changing
Ss and over Baby Bonin demographics. This data also portends a growing
80to84
7S to 79 ... Male Femxte
Male Female '� Mole •\ \ •r,, a;=; Female need for smaller dwelling units with a richer variety.
70 t0 74 :-.-
65 to 69 7 . �`� As referenced above,the greatest amount of overall .
60to64 � ,- iv\�`V`` armezrizme household growth during the coming decade will
SSto59 : W\,i���� i
so to 54 come from the baby boomer generation. Younger
45to49 \AvA` vv v
40 to44 \ \\. � households,with heads-of-households younger than
35 to39 \ \
30 to34 y z vv , v 40 years of age,will also grow—though at a lesser
2sto29
\\��E " Cw Ay a C k
20to24 a`�A� �\V yy `\ � 1 � pace. In particular,households aged 25 to 34—a
s to t9 \\ \ „ � key demographic that drives apartment demand and
10 rota
5 to � \ trvt1404ritrejfaai development—will experience strong growth. The
is TO 5 0 5 i0 15 S 0 tt to is i0 s 0 S to is number of middle-age households,however,will
Minions Millions Millions decrease,because of the relatively small number of '
Figure 5.America's Population:From Pyramid to Rectangle "Generation X"(born between the early to mid 1960s
Source: US Bureau of Census,Leland Consulting Group and the early 1980s)households compared to baby
boomers. The decrease in this age group—which
has the largest percentage of families and children—
Younger households: Middle-age households: Older households: suggests that the single-family housing market will
Modest growth Net.decrease;'minority Significant growth, continue to stagnate for some time. However,there
households increase patticularly in white households will be a growth in the number of minority-headed
1 i i E middle-age households.
23
2.0 Seniors Drive Healthcare Demand
>P
1.5 'y' America's aging population will require more medical
x f.';
1.0 i and healthcare services. Healthcare industry experts
fry `' ' N estimate that as much as 60 percent of all physician
- "� demanddriven by the 65-plus population.
00 ,
is
Lig
` 1. r g P (Source:Medical Office Development Continues
-0.5 f„:0 ft to Rise,Real Estate Finance,April 2008.) As Figure '
-1.0 `' 7 shows,senior citizens require approximately
-Ls -"-- ;Non-Hispanic White La Minority --- three times more physicians,in all categories of
-2.0 medicine,compared with younger age groups.
-2.5 The demand for services in turn stimulates strong
15-19 20-24 25.29 30-34 35-39 40-44 45.49 54-54 55-59 60-64 65-69 70-74 75 and demand for healthcare and healthcare related real
over
Age of Householder estate including hospitals,clinics,physician offices,
Figure 6.Nationwide Household Growth,2010-2020(Millions) outpatient centers,senior housing and related
Source:Joint Center for Housing Studies at Harvard University,Leland Consulting Group facilities. The specific need for these facilities is
outlined in Chapter 4-Development Program.
.,
. \ � '.\.� \ .,..,;: -... .;. \ ..., \• •; \ .. c\� \ \�irQ�B SXdXtOA! edAfd l DISUYd Master Plan\27•:
Age More than Healthcare—Lifestyle
As the generation that came of age with rock and roll,
increasing mobility and personal freedom,and amidst
C'•w;: "';.my a seemingly limitless American economic expansion,
baby boomers are unlikely to want to register at a
retirement community and live out the rest of their
days apart from the outside world. They will be
45-64 y \\ 27 seeking more from their communities than simply
reliable healthcare. According to a 2007 survey,
the following are some of the key features that baby
■Primary Care boomers will look for in their future housing choices
\ i 20 and communities(Source:"Who areyou callinga
25-44 � Medical Specialties
Surgery senior?"Urban Land Magazine,January 2011):
a Other Care • Working will continue to be an important part of
0-24 35 the boomer lifestyle. Fifty-five percent of boomers
plan to continue to work at least part-time,
making urban areas close to job opportunities
0 10 20. 30 40 50 60 70 80 and transportation more desirable. Urban
workforces are better plugged into the new
Physicians per 10,000 people economy,a trend that only stands to strengthen
Figure 7.Physicians Required per 100,000 Population by Age Group as the U.S.information economy expands.
•
Source: Department of Health and Human Services,Leland Consulting Group Arts and culture.Boomers overwhelmingly
seek locations that offer travel,arts,hobbies,
fitness,entertainment,dining,culture,shopping
and gardening—raising the question,what are
•
boomers not interested in? Surprisingly,they
agree on their lack of interest in golf,tennis or a
move to a warmer climate.
• Of the boomers who are anticipating a move,
only 20 percent are very interested in golf and/or
warm locales,and plan to include those factors
as part of their moving decision.
• Eighty-six percent of baby boomers want to live
in a typical community setting where people of
all ages live;diversity of age and experience is
critical to boomers.
Go a e StationAkdical District Master,Plan �'
Information suggests that our definition of"senior
housing"will change. Rather than seclusion and (2,000X1,000) - 1,000"2,000 3,000 4,000 5,000
exclusivity,many boomers will want activity and
. connection—with their children,grandchildren, Mining
friends and communities. Along with outdoor Construction „b:
•
pursuits,seniors will be looking for arts,culture,food,
continuing education and lifelong learning and other Manufacturing
pastimes. Further,while high quality healthcare is Utilities
very important to senior citizens,they are looking for -
communities in which it is part of an overall puzzle, Wholesale trade
not the entire picture. Retail trade „a_ •
Increase in Healthcare-Related Jobs Transportation and warehousing v`
Job growth in the United States has stagnated over Information
the past several years. In the coming decades,job
growth is expected to come from several well-defined Financial activities
industry segments, led overwhelmingly by healthcare professional and businessservices <?:` : :' >s •."
and professional services. The Bureau of Labor ,
Services(BLS)predicts that the healthcare industry Educational services
will generate 3.2 million new jobs between 2008 Healthcare and social assistance
and 2018. Therefore,the opportunity to accelerate `
Leisure and hospitality "'the development of a medical district or cluster
of institutions is a major economic development Other services „I„„„..,,,u
opportunity,since this industry sector is expected to -
be among the fastest growing in the country. Federalgovemment _
State and local government , „ ,,
Figures 9 and 10 show both the types and locations
(by development type)of jobs expected to be created Agriculture,forestry,fishing,andhunting
in the healthcare fields. This information is relevant
because it is indicative of the types of development Figure 8.National Employment Growth by Industry Sector,2008—2018(thousands of jobs)
likely to take place in College Station,and because Source:Bureau of Labor Services,Leland Consulting Group
it shows the breadth of jobs that could be created
within the City and region.The greatest demand,
as shown in Figure 9,will be for those trained as
nurses,physicians and surgeons,followed by many
other professionals including social workers,lab
technicians and physician assistants. These job types
Sf
in general offer relatively high wages and security Registered nurses 513
compared with national averages.
Licensed nurses 1• mI• 136
College Station's educational institutions, led by Texas Physicians and surgeons 133
A&M's Health Sciences Center,have already begun Social workers 40
preparing to meet the need for a highly-educated •
healthcare workforce. Figure 10 shows that the
Clinical laboratory technicians
39
locations where healthcare professionals will work Counselors 39
is diverse and extends well beyond the traditional Physician assistants 2 27
hospital,to physicians offices,senior housing
Paramedics/EMT J 13
communities,patient's homes and clinics. Thus,
a diverse range of real estate types will be needed Pharmacists 9
within the medical district. Dietitians and nutritionists 3
Real Estate Development Outlook 100 200 300 400 500 600
Real estate development was a major source of the Employment(thousands)
national recession,and an industry that continues to Figure 9.Net New Healthcare Jobs by Title,2008—2018
suffer in its aftermath. Nationwide,most types of real Source:BLS Guide to Healthcare Industry,2010-11 Edition,Leland Consulting Group
estate development continue to be out-of-favor with
investors due to dramatic overbuilding in the early
part of the last decade,increased unemployment i '
Offices of physicians f r 1,
and stagnating wages,more caution on the part of 1
consumers, increased scrutiny by lending managers, Nursing and residential care facilities.
ratings agencies,and regulators and other related Hospitals,public and private
factors. These conditions are reflected in Figure
Home healthcare services
11,which shows some of the key findings from the
Urban Land Institute's(ULI)2011 Emerging Trends Offices of otherhealth practitioners H,.,:-4
in Real Estate,a leading annual real estate industry Offices of dentists -"...
publication. -
Outpatient care centers •
While industry leaders are extremely pessimistic Medical and diagnostic laboratories
about most types of development—most development Other ambulatory healthcare services II
types are seen as nearly"abysmal"—development
within several land uses is"fair",that is,financeable - 100 200 300 400 500 600 700 800 900
and profitable under the right conditions. These Employment(thousands)
include apartments,medical offices,senior housing Figure 10.Net New Employment by Facility Type,2008-2018
and other types of affordable and infill housing—all Source:BLS Guide to Healthcare Industry,2070-71 Edition,Leland Consulting Group
Stat a'�bfed ca strrc# ast Plan \ � � � \
•
•
development types with strong long-term demand drivers that did
Apartment -_ "_ .„::"7,":"r"::„ not suffer from the same scale of dramatic overbuilding as single-
Medical Office ->...� ;, ;`., :::° u1 family housing and other types did in the early 2000s.
Senior Housing , . ,we • a ' ra
Student Housing .: .':: .2.: While these trends are important for the medical district,there
Affordable Housin "' are a number of qualifications to this information that should
Ina and In-Town Housing „__„ be recognized. The Emerging Trends analysis is nationwide and
Data Centers . --,gin--Fx-;� ,L
- intended for the short term(multi-year outlook focusing on 2011). In
fact,we know that every real estate market is highly localized,with
Self-Storage Facilities "7"/"'%v=- %dam its own demand drivers(economy,demographics,etc.)and players
Urban Mixed-Use Properties '^''""'""""">'
(existing development,developers,property owners,etc.). Many
Manufactured Home Communities : . ? : Texas cities and metropolitan areas have continued to create jobs
Detached Single-Family Moderate Income '""""" _. and enjoy strong real estate markets through much of the last several
Industrial/Distribution -.. .y._.�,_� years,thus avoiding the worst of the national real estate downturn.
Mixed-use Town Centers In addition,the medical district is intended to be a long-term vision
Attached Single-Family. with a long-term build out,and thus,the trends in effect in 2020 and
_ beyond will be nearly as important as those for next year.
Detached Seigle-Family High Income
Lifestyle/Entertainment Retail >,....r,,,..,_, _. However,with these caveats in mind,the land uses anticipated to be
Master-Planned Communities ;'';:, ,2:`.'b strong opportunities in 2011 should continue to maintain their top
Multifamily Condominiums : ;$2i positions for much of the coming decade. Nationally,the medical
Hotels :." .a,� office sector has outperformed most other commercial property
Retail p� types through the recession. Texas was expected to add 1.7 million
Office '_' square feet of medical office space in 2010,an increase of 2.5
Master-Planned Resorts -
percent. Asking rents are strong,averaging nearly$23 per square
- foot. (Source:Medical Office Research Report,Marcus&Millichap,
ResortHotels .. .:
Second and Leisure Homes ; Q3 and 4 2010) The City and its medical district development
partners should take these uses into account when planning and
Golf Course Communities 77 , implementing the master plan.
1 b 9
Previously Uninsured Entering the Healthcare System
Abysmal Fair Excellent In addition to the growth of the over-65 population and other
Figure 71.2011 Real Estate Development Prospects demand drivers discussed above,the expansion of healthcare to
Source: Urban Land Institute,Leland Consulting Group a broader segment of the population,particularly through greater •
access to insurance,is expected to increase the need for hospitals
and other medical real estate.
,�„ ;x �. � ,�Golle�e�Siatron Medr�a�Arstnct�Vfaster Fl�ag� '.+��
•
•
Healthcare and health insurance has,of course,been much in the news during the
past two years. As of 2010,approximately 46 million Americans were estimated to
be uninsured. The federal healthcare reform bill,signed into law in March 2010,is Less than$36000 28.6%
expected to lead to coverage for approximately 32 million,and thus an increase of Age 18-29 • 27.6%
approximately 64 million square feet of healthcare related real estate nationwide. Age30-44T.= 20.3%
(Source: "Can Healthcare Rescue Real Estate?"Meyer,Kenneth and Rob Grossman, Non Hispanic Blacks 19.9%
Deloitte Consulting) South 19.7%
Figure 12 shows the demographic groups that are currently least likely to carry West- 18.7%
•
insurance today,but would be covered in the future. Some of these groups— Men ;. ..«.<.k.<._, '.x ,• 17:8%u
particularly Hispanics,households aged 18—29,and southern and western National Average(Adults) """...•:T" ;5�:;.:",'": 16.0%
households—are also groups expected to grow quickly in the coming decades,and Aged 45-64 5 i50 6 14.4%
thus,their impact on healthcare demand will be amplified. Expanded coverage is Women r%tW:Mk'K 14.4%
generally expected to be neutral to positive for the financial health of medical service Midwest 13.5%
providers(although its impact on the health insurance industry may be negative). -
More patients will be able to pay fair-market rates for care through insurance,but Non Hispanic whites 11.6%
insurers may be forced to reduce their co-payments across the board. East 10.5%
$36;000-$89,000 8.8%
However,fierce disagreements about the proper direction of federal and state policy $90,000+ 4.5%
continue. While it is likely that at least some of the insurance expansion put in Aged 65+ SE 3.6%
place in 2010 will continue,it is also possible that the insurance expansions could -
be diminished or eliminated. This report assumes that at least some of the insurance 0% 10% 20% 30% 40% 50%
expansion will stay in place,and that this in turn,will contribute to demand for Figure 12.Demographic Characteristics of the Uninsured,2009
healthcare related real estate. Source:Gallup Well-Being Index,June 2009,Leland Consulting Group
Additional Trends Affecting Healthcare Real Estate
The following are additional trends affecting the development and operation of
healthcare-related real estate within the state and across the nation.
• Healthcare reform.New legislation will change healthcare delivery over the
next several years,as uninsured people are brought into the system. Insurance •
companies will be challenged because those who can afford healthcare already
have it. Those who have to be added typically cannot pay for services and
will have to be supplemented in some way,which will probably mean lower
reimbursements for providers. Therefore insurance companies and medical
providers will have to look for ways to streamline costs. Many of the uninsured
are young and healthy,20 to 30 year olds. Others are extreme poverty situations,
`�n ',�»,�"��-ce��p"�,'t'?•��n`.�..... ::; .�.� .,,., .. ..; W/".,..,�.*!1;&�v��F�.,��;`�r s�... �`..L,s..� y��7i�`�`�?'i`+v:�
and will likely need assistance to pay for care to the currently uninsured. National for- in a person's overall health. More dental care
healthcare. Dental care will be especially critical profit providers are looking for self-funded providers will be needed in the future.
to this group. members where they can get higher profit • Information Systems.Information systems and
• Insurance. The first step in the process will margins. electronic records streamline costs and improve
be primarily focused on insurance,getting the • Collaborative effort.Healthcare will be less of a care by being accessible to multiple providers.
uninsured into an insurance group. hierarchical system. There will be more groups • eVisits.Physicians have started responding to
• Delivery: The second step in the process will be that deliver care through nurse practitioners and patients through email,and can sometimes avoid
delivery focused,streamlining costs in the system other support staff when possible,and fewer an office visit. Industry experts expect to see a
and providing care for an increased number of stand-alone physicians,mostly out of a necessity reduction in office visits,but this has not been the
people. to reduce costs. case yet. •
• Access and Affordability.Many HMOs will do • In-home monitoring.The advent and • Rural innovations.Providers are looking for
well in the future because they control costs with improvement of electrical monitoring technology ways to provide cost effective care to rural areas,
an integrated approach. They are financially allows more patients to be at home,and yet where it has traditionally been difficult to attract
stable and will continue to grow. have distant professionals monitoring vital signs physicians and other providers. At least one
• Consolidation.Physicians will have to be part of and looking for signs that they may need critical hospital group is testing a small 2,500 square
a group,as most will not be able to stand alone attention. foot clinic for rural areas. Another experiment
because the costs of running a private office • Military technology.The military has long been is a mobile mammogram van,which,while it
continues to increase significantly. a leader in technological advances. Equipment requires a low level of capital investment,is still
• Streamline Costs.There will be even greater and technology developed for use by the military ' costly to operate and requires"partner sites"for
emphasis placed on reducing redundancies and will change the medical community. water,power and other services.
streamlining the"flow"of patients(as measured • Electronic ICU(EICU)critical care monitor.
by through-put metrics). For example,electronic One facility can monitor multiple hospitals, Medical Districts and Urban Development
healthcare records give access to a patient's similar to flight control at an airport monitoring Major healthcare institutions and related uses have
medical history,lab tests,etc.,to all providers multiple airlines. This could help lower costs for clustered together in medical districts across the
and specialists,thereby reducing repetitive tests regional facilities in areas with several critical country. These districts are a result of deliberate
and consolidating office visits. care or ICU units. and assertive action by healthcare providers,the
• Reimbursement.New members will be paying • Streamline real estate holdings.Healthcare public sector,and other stakeholders,who seek to
less than others will. Payments through institutions will look for ways to cut costs provide their patients with more complete offerings
Medicare/Medicaid barely cover the costs of including real estate holdings. Some hospital for care;proximity to other experts,suppliers and
administration;however,providers will at least groups are currently looking to downsize complementary uses;and increased economic
get some(albeit low)reimbursement for patients administrative space. They are experimenting outcomes such as growth in jobs and tax bases. The
•
that previously had to be covered for free in the with alternate workspaces,such as shared following case studies summarize some of the key
ER. stations,and allowing employees to work at characteristics of medical corridors and districts
• Robotic surgery. Larger:operating rooms will be home or otherwise off site. nationwide.
required. • Dental and Medical Synergy.Providers are
• Insurers.Regional providers will be supporting recognizing the importance of dental health Research of medical districts across the nation
their communities and will step up to provide indicates successful medical districts tend to be
\ \ \
•
located in larger communities with populations in promoted and instilled internally to city residents. can and must demonstrate that public/private
excess of 500,000. However,one well established The district could be useful in establishing a investments can achieve significant results,
and notable example is Winston-Salem,NC. With distinct gathering place for meetings focused and should include a variety of private interests
a population of nearly 230,000,Winston-Salem is on medical issues and for patients and their (developers,etc.),public leadership and non-
comparable to the combined population of College friends and families in the course of access to profits such as a district steering committee or
Station and Bryan. Tyler,Texas is also in the process comprehensive health care solutions. business association.
of evaluating and planning a medical corridor with a 4. Great downtowns and urban districts are able to 8: Entertainment is the driving market segment.
population similar to College Station and Bryan,but overcome obstacles.This requires partnerships, Revitalized downtowns increasingly serve as
it is too early to identify useful lessons. Communities shared resources,vision and patience. The places for dining and recreation rather than
of less than 50,000 are known to have established premise of the medical district itself is the simply centers for retail merchandise. The
medical districts,with East St. Louis, IL being a good product of a shared vision and shared resources. medical district can be a leader in attracting
example. Attempts to identify a distinct set of success This lesson needs to be extended throughout the and sponsoring public events(fairs,concerts,art
factors for medical districts is problematic given the district and the community. In the context of walks,"healthy foods"farmers market,etc.)that
variation in the size of host cities and the history of current and predicted economic reality,there is instill interest in the medical district,eventually
medical district development. no viable alternative to a robust public-private leading to a wide range of investments.
partnership to get things done. 9. There is a prevalence of strong,adjacent
Common Traits of Highly Successful 5. Great districts are walkable and have pedestrian residential neighborhoods that are within
Downtowns and Vibrant Urban Districts scale.There must be interesting features that walking distance of an urban district.Respecting
(Source:"Common Traits of Highly Successful capture the attention of pedestrians while the existing area neighborhoods while .
Downtowns,"Cary Ferguson,Ithaca Downtown assuring personal safety. The variety of patrons establishing new residential neighborhoods is
Partnership,2005) and residents of medical district institutions will essential for the success of the medical district.
help to attract a variety of businesses,public art, Access to and from housing in the neighborhoods
1. No single organizational model exists.While aesthetically pleasing streetscapes and visual must be redesigned to encourage pedestrians into
College Station can and should learn from other diversity. the medical district.
medical district models in similar locations,the 6. Great urban districts have a commitment 10. Housing is either prevalent or underway.The
approach adopted in College Station will be to mixed-use development.Developers and medical district must add a substantial amount
distinctive to College Station. investors are urged to build for and attract a range of housing in addition to improvements in
2. Multiple traffic generators are within short of occupants,business types and institutional transportation and pedestrian routes. Such
walking distances.The medical district cannot services. Virtually by definition,the medical housing should appeal to the workforce
be a single-purpose district. Visitors to and district will itself be a form of a mixed-use in the medical district as well as seniors,
residents of the district will demand a variety of development,so this theme can be applied more include affordable options,and be walkable
accessible activities including health,wellness, broadly,too. neighborhoods.
and recreational services,as well as dining,retail 7. There is broad public/private investment in 11. Colleges and Universities help,but are not
and jobs. the future of downtowns and urban districts. the sole answer.Many of the medical districts
3. Great urban districts are beloved by their Partnerships are essential for the private,public studied are university towns,but the research
citizenry.Pride in the medical district must be and non-profit realms. The medical district found that universities are not automatic keys
ab17e etatronMedrral:Drstrict?Master,Plat , " v
•
to district vitality. However,research indicates °" """ - Approaches to urban revitalization success
that a strategic partnershipwith institutions of Infrastructure must be multifaceted,multidisciplinary,
g � `,Visiori`a.n ���:?,;:..ncho r..tJses :;:',;,.•_: ..
higher education is vital to medical districts,is :�fiatfi tin, :,` i • and_ > "'Visibility,;and and holistic.Keep the puzzle pieces
an attraction for regional visitors and a source of ,*,-,, .institutions'• Access together!
well-trained labor for the entire area. Certainly -=' < `:':' s '`: Source: Leland Consulting Group
this is true for all major medical providers in the '4.;f.i)v> -;:,,
College Station-Bryan market today. Texas A&M ,,ui yirn
. t,... . A Great Piad,?.,
University is foundational to the development >Operati9fl,. nd Urban: Making and ,
r g",,.,, ,.> District Desk n
of a regionally competitive medical district. ��i�at1a��T11;e�'p7 .,1 ". ;
Additionally,the excellence of the College '-"~ ;'>:
Station Independent School District is a major ' "' "
asset in the successful establishment of a medical Developer "'
Fundin and Publio Policy
�•.. Experience .- : ;'
district and is a key element in attracting medical im lementation and'Regulation:
p and�a abili , ,.. . -
professionals and organizations into the medical Toolkit '' '..',1,' "
district. -_
With these metrics in mind,a strategic model ; ,;,:•
for establishment of a medical district in College Dallas,TX University of Texas at Dallas 6,500,000
Station and the broader community that leverages Houston,TX At least 15 Health related University Organizations 6,100,000
the characteristics of its existing strengths can be Philadelphia,PA University of Pennsylvania 6,100,000
designed. Such a model,however,must be unique to Miami,FL University of Miami 5,547,000
College Station and must be supported by those who Boston,MA Harvard Medical School 4,500,000
use or would use the medical district more actively.
San Antonio,TX University of Texas at San Antonio 2,140,000
National Medical Corridors and Districts:Key Oklahoma City,OK University of Oklahoma 1,253,000
Characteristics and Tenants New Orleans,LA Tulane University 1,236,000
Successful medical corridors and districts have been Memphis,TN University of Tennessee 647,000
established in a wide spectrum of urban areas. Aurora,CO University of Colorado Denver Anschutz Campus,VA 325,000
Table 1 provides a sample of some of these districts. Birmingham,AL Univerity of Alabama 212,000
Tyler,TX University of Texas at Tyler,Texas College 210,000
Englewood,CO University of Colorado Denver 32,532
East St.Louis,IL University of Illinois 27,000
Bryn Mawr,PA Bryn Mawr College(Pre-Med) 21,000
Table 1.Successful Medical Districts,University Affiliation and Population Size
Source: Leland Consulting Group,US Census
!!s.`�..�a .e .�a�: �
���- � fr � �� iN � : : , ,F;: C'olle eSiatronMgdtcalf'Jrs00Master7'larr� err
t ,�o " y�� ram, ,� '�, .ate '``'
- ',: gF,,r..�f r . $ �„ ; , � yk x: r F�.a4 "fir ,
e* "'� .gymff �� 3 •����� S2Y"y�r ivy ' �Ae yr�3fi•RM'ta � T�c�i F'w y� �.y� *ym"'�3,x. ✓�r ti"pn. *s'^ ��' .1-"�"hj
;.,p i. ,�,, ,<,� ^�.. .,., ' • , .tom '� �. k€ • �
Source:Texas Medical District Source:City of Dallas Source:Urban Land Institute Special Report:Office/
Medical Development,2008
•
Texas Medical Center Stemmons Corridor Texas Research Park-San Antonio,Texas
Houston,Texas Southwest Medical District Study Area
Dallas,Texas • UT-Institute for Biotechnology.
• World's largest medical center. •
UT-Institute for Longevity and Aging.
• 93,500 employees. • Plan adopted 2010(to be implemented through • Biomanufacturing firms.
• 1000 acres. 2013). ▪ TEKSA Innovations Corporation.
• 14 hospitals and two specialized patient facilities. • TIF district.
• 160,000 daily visitors. • 100,000 employees.
• 69,000 students,5,000 of whom are international 5,000 businesses.
students. • Biotechnology and medical services—key
• 5.6 million annual patient visits. targeted industries.
• 50-year Master Plan completed in 2006. • Key healthcare providers and tenants:
• $7.1 billion in building and infrastructure • UT Southwestern Medical Center.
investments approved between 2010-2014. • Parkland Health&Hospital System.
• Annual Economic Impact—$14 billion.. ▪ Children's Medical Center.
• Annual Research Expenditures$1.2 billon. Texas Woman's University School of Nursing.
• 40 Hotels(Stemmons Corridor).
• Planned expansion of clinical care and new
research buildings.
• Planned 350,000 SF biotech and life science
research park.
,�
36 College Station'
r irll r Master..!n � ��. .��. ,�.. \ ���Coe Stafc Mer)sa tstr cfMar; �. \ � s.
xrca s F ' ....,....0•Anyf.,:' :',XV"c;',.,:, -,,,;,.„--,..--,,,.r„Iv' '";,,,,....,=-1
r `fi „.•, iii r E �' h
.:, .,,,,,..,:::,:•,,,,,,t,:yi.:,,,,,,,,:.1#4..1.1:
_°� �1 a¢' r e r Ilya O N f Ippi
�S i"
'• ele.2..:&.i .taw <<, .-,,C,T "" s ✓ ".1. ;�.,, ''tr �. .,,
'hF SN.i'':r45.1N•"sD.;e."4a]K` -X ' `yak A4 ;' C+ { ' ,... x.,;'>)...*.•.. L `� .A ` F
4>
t
Source: 10th Street Medical Business District Source: health.usnews.com Source: health.usnews.com
Development Strategy,2006
10th Street Medical Business District Five Points Medical District Sugarland,Texas
Oklahoma City,Oklahoma Birmingham,Alabama Key healthcare providers
• Recommended Development Program,2006 to Key healthcare providers: Key healthcare providers:
2020: • University of Alabama Hospital—908 beds. • Memorial Herman Sugar Land Hospital—77
• Office:450,000 to 800,000 SF. • HealthSouth Medical Center—73 beds. beds.
• Retail: 130,000 to 175,000 SF,groceries, • HealthSouth Lakeshore—100 beds. Triumph Hospital Southwest—170 beds.
restaurants,bars,drug stores,household • Callahan Eye Foundation Hospital—20 beds. • Sugar Land Surgical Hospital—6 beds.
goods,gas stations,apparel,day care,bars. • Children's Hospital Of Alabama—310 beds. • Methodist Sugar Land Hospital—127 beds.
• Mid-size hotel:200-250 rooms. • Cooper Green Mercy Hosp—141 beds.
• Residential:1,500 to 2,000 units(average of • Veterans Affairs Medical Center-122 beds.
1,200 SF per unit). • St.Vincent's Hospital—372 beds.
• Brookwood Medical Center—602 beds.
• Princeton Baptist Medical Center—368.
• Birmingham Baptist Medical Center—375 beds.
• Select Specialty Hospital—38 beds.
• Hill Crest Behavioral—80 beds.
... s,., . .,. e ''�, ..., .. �,z ,,r ; ,,..,,. „ -�" College Station Medical District Master Plan 37
•
College Station: Local Demographics and Healthcare
Context
o1`1"d ,,p
pe. Ydcktn� ', • erg
e
The population and demographic trends at work in the City of ;.
College Station and its surrounding areas reflect the conditions under $ s ',
which a concentrated medical district would be expected to thrive.
College Station is part of the College Station-Bryan Metropolitan Kil,aena "' '
Statistical Area(MSA,a US Census designation),and at a larger
geographic scale,Texas'"golden triangle,"the super-region framed ' '
by three large metropolitan areas:Dallas-Fort Worth,Houston,and �.• "�" `rF5 was r r "�
San Antonio. The Golden Triangle contains most of the economic
engines that are powering the states economy and population -" ,
growth. Because of its location within the triangle and its own •
unique attributes,Collegeexperiencing rapid Station is also growth. e"
q
As Figure 15 shows,the College Station MSA grew nearly 24 percent zsoes a �
between 2000 and 2010,the sixth fastest rate in a fast-growing state.
Figure 13.College Station and the Golden Triangle
The City itself has grown dramatically,from a population of just over Source:ESRI,Leland Consulting Group
52,000 in 1990,to an estimated 113,000 by the year 2020. All five
of the major metropolitan areas in the Golden Triangle grew faster Population Projections
than the state average in the last decade. This population growth will ®City of College Station College Station-Bryan MSA
surely drive demand for medical and healthcare services. 250,000 233546
zzl,zsa •-
The market area for the medical district,however,extends beyond 200,000 1848e5 ,95,4,0
the City's boundaries and even the officially designated metropolitan
area. A market area is the area from which most patients and 150,000
customers will come from and within which most of the medical 8 03 u7 113,361
district's competition will be found. The estimated market area 100,000 91846
... .. 92,553
for the medical district is approximately a 50-mile radius from the
67,690
52,456
City(also shown in Figure 13). Those who live fewer than 50 miles 50,000
from College Station will tend to come here for medical services,
assuming that the medical district is competitive in terms of quality 0 . .............
of care;those who live further away will tend to go to the city center 1990 2000 zoos 2010 2015 2020
that they are closest to. Obviously a number of intangible factors—
quality of care,availability of specialists,insurance coverage, Figure 14.Population Forecasts for College Station and Metropolitian Area
patients'familiarity with providers—have a large impact on people's Source:City of College Station(linear growth projection),Texas State Research
choice of providers,so this market area is an approximate rather than Center,Leland Consulting Group
exact area.
� \ ate.. '1\ V \ .\
e,Stat o .Med cai rscr ct,LfasterPlan ,: \. ��
pp
Senior Population and"Old Aggies"
As discussed above,the other primary driver of healthcare Growth Rate 2000-2010
demand beyond raw population growth is the rate of growth
amongst the senior population. Here,as well,demographic 0% 5% 10% 15% 20% 25% 30% 35% 40%
trends point towards increasing demand for medical services. Austin-Round Rock-San Marcos `:' :: =:r::r "a r- w r- • \ .M w>:
Table 2 shows that,while there are 4,000 residents of the McAllen-Edinburg-Mission ::'. •
City of College Station who were 65 or older in 2010,62,000 Laredo
Houston-Sugar Land-Baytown t.._
residents(or 12 percent)of the 50-mile market area are
San Antonio-New Braunfels 1.:. yW7,=.e..��•. a�._•�w�,.-�����.���:
seniors. This is a far larger group,in terms of share and total College Station-Bryan 23.7%
numbers,than the City's population alone,and indicates a Dallas-Fort Worth-Arlington
large population of aging seniors. This group is also growing, Killeen-Temple-Fort Hood a>,"L- :''•x��a"•�>>x• ^> :aw `
and will represent 28 percent(nearly 12,000 new seniors)of Brownsville-Harlingen
State of Texas - • '.- 20.6%
the total population growth in the market area in the next five Tyler ` »'
years. Midland 'V":�,r•: • ,::-a:;,ac• .,L., a,v
El Paso iw,
The consultant team's research and interviews support the Lubbock pc. a>,7=7-"M:==.-,
story told by the Census data. Those interviwed consistently Odessa ' " >;= mm
Longview cu
stated that"lots of'Old Ags'are moving back to town"to Amarillo •
reconnect with their old friends and community. Old Ags Waco �. .. .w.>
are certainly potential patrons for the medical services in Sherman-Denison
the medical district,as well as the residential and retail Corpus Christi
components. A story from 2007 in The Eagle stated that, San Angelo ) �
Texarkana i.:.: :y
"Many senior citizens consider Brazos County a retirement Victoria
haven because of Texas A&M,the region's medical facilities Abilene
and its friendliness. And Texas overall—partly because of Beaumont-Port Arthur t.''
inexpensive housing relative to many other states and partly Wichita Falls
because it has no state income tax—is popular with retirees,
ranking No.2 among the 50 states as a retirement destination. Figure 15.Growth Rate of Texas Metropolitan Areas,2000-2010
The Kovars,both 63,had a long history with Texas and Brazos Source:Texas State Data Center,Leland Consulting Group
County. They met at A&M,where Gary Kovar was a guard
on the football team. They married while still in school,and
when he retired after 35 years with Amoco Chemical Co.,they
moved back to Aggieland." Retirees like Bryan-College Station
due to A&M,healthcare,social life."
The Eagle,December 16,2007.
\�.:. . \ \ Y -* 4 y cw'F/ / Lug;. ?- \�
�'o!leg e SYatronMedreaf District Master Plan
Another important demographic feature of the College Station area is the • 5;0
tremendous number of young,college age residents.As Table 2 shows, 2010
approximately 48 percent of the City's population is between the ages of 0 and Age°-24 48% .99.964 40% 205,385.
Age25-44 25% 52,273 25% 128,818
24,while this percentage is only 40 percent of the 50-mile market area. The Age 45-64 19% 38,736 24% ". 121,575
percentage of college age residents in College Station is said to be among the Age65+ 8% 17,494 12% 62,081
Total 100% 208,2E8 100% 617,342
highest in the nation,and is certainly one of the highest in Texas.Historically, 2016
this high percentage of younger residents has been one of the reasons that the Age0-24 47% 104,434 39% 217,425
number of hospitals and healthcare-related uses has been lower than average on Age245-44 25% 56,200 25% 139,175
Age_45-64 18% 40,269 23% 128,555
a per-capita basis-younger people need less care than older people.However, Age 65+ 9% 20,134 13% 73,779
the percentage of the population that is over 65 is expected to grow over time, Total 100% 221,258 100% 558,934
2020:..
reaching 13 percent in the City by 2030,as opposed to the eight percent of the Age 0-24 48% 112,102, 40% 241,803
population that was over 65 in 2010.The 50 mile market area is expected to have Age 25:-44, 24% 56,051. 24% 145,082
even more seniors, reaching 17 percent by 2030.As is happening nationally,this
Age 65+ 10%Age 45'64 18%
42038 23%° 139,037
23,355 14% 84,631
regional shift to an older population will create more demand for healthcare. Total 100% 233,546 100% 604,507
2030
Housing Demand Age 0-.24 45% 133,225 37% 261,629
Age 25-44 24% 71,053 24% 169,705
Based on existing and projected demographic trends,there is expected to Age 45-64 18% 53,290 23% 162,634
be demand for approximately 10,100 new housing units of all types within Age 65+ 13% 38,487 17% 120,208
the College Station-Bryan MSA. This amount of demand will help to gauge .Total 100% 296,056 100% 707,106
the potential demand for housing in the medical district,outlined in the Table 2.Population of College Station and 50-Mile Market Area by Age Group
Development Program. This is based on population growth of over 25,000 in Source:US Census,ESRI,Leland Consulting Group
the MSA,and the City's expected average housing size of 2.5. This is a rough
projection of demand,since housing can be provided in many forms, ranging
from student housing,to single-family housing to a variety of senior housing.
These housing types are explored in greater depth in Chapter 4-Development Population Growth of College Station and Bryan
Program. e2000 e2010
As shown in Figure 16,College Station grew at a faster rate than Bryan over the a
past decade and is expected to continue this trend. Therefore,it is reasonable to College Station
P g �u
assume that College Station will capture a greater share of the projected housing - �� '��"��\�������\��
demand for the College-Station-Bryan MSA than will the City of Bryan.
Bryan �, _�= •�`� `� ��
College Station Healthcare Environment ,
College Station and Bryan already serve as the focal point for healthcare services
within the market area. There are two large-scale,established general medical
0 20000 40000 60000 80000 100000
Figure 16.Growth Rate and Population of College Station and Bryan
2000-2010-Source:Census Bureau,Leland Consulting Group
��0‘;wr.,,ilega Station adiCat'DfStr"Ct Master Plan �,,�.x,• • .. • ....... ,. ;:..;,... .. � ' ,�„ �n:..•.:
hospitals,College Station Medical Center(The Med) facility is outside the study area,however,St.Joseph
and St.Joseph Regional Health Center(Bryan). is an important institution and part of the College
The new Scott&White Hospital is currently under Station medical community. In 2010,approximately,
construction at the intersection of SH 6 and Rock 24,000 College Station residents chose St.Joseph , ;-, >' ' ,,,,,,,,,,.7.
,' s ;" , A-', % „;,'
Prairie Road in College Station. In addition,two for their outpatient care while 2,951 residents used ;4�t-, "" =r'2'y F; -;,";,..
a' %„'r,,,i4,•r y, i
new healthcare-related institutions are expected to St.Joseph for inpatient care. The Physicians Centre ^'v•"' ' "'-' , -;•;,, '"
grow rapidly in the College Station-B an area:Texas Hospital is also located in Bryan,but has onl 16 '"''''i '"'GP �''
P Y g ry P ry Y �'
A&M University's Health Science Center(HSC)and beds and is not considered a full service hospital. al
n „�
Research Park. Supplementing these major facilities i,r v-
and institutions are an array of physician's offices, The medical facilities that are currently on the , r.�m '
pharmacies and small local clinics that serve nearby ground or under construction show that the private
neighborhoods. market is already confident that a medical district '"'Ic g•� ,i , ��.
is feasible. Thus,the questions for the future really 8�ikl 3
A medical district has already begun to take shape revolve around not if the medical district will happen, '� R �
in the vicinity of SH 6 and Rock Prairie Road. This but how and at what scale. In other words,what \ �� ��i�
has long been the site of The Med(approximately are the scales of medical and related non-medical t:� 4:ate 2 ' ""` '�
150 beds),which will be joined by the new Scott& uses,the time frame for development,qualities of the :`� " y �E
White Hospital(projected capacity of 143 beds upon physical environment and how can new facilities be t : ,
completion). The Med,with 217 active physicians, introduced without creating excessive competition for ,,,-� �� '' .F
ucs'�Yla'\
was founded in 1931 as an acute care hospital existing providers? .-mow '' ., ,: `;' i ,.;'=:s:; ;>
and moved from Bryan to College Station in 1997. — — —
Through construction of additional floors on the In planning for future medical facility expansions
existing building,The Med could accommodate as and additions,the College Station medical �. • T e
many as 250 total beds. community and the City should carefully review the i : � i
area's competitive position vis-a-vis other areas— \ a " I
The two hospitals form the nucleus of a medical particularly larger metro areas such as Houston and j
cluster,or medical district,and are complemented by Austin. The City's healthcare institutions can and - dw ' \� \
a range of other"supporting uses"such as medical should be able to offer general hospital/medical a� ��\���
office buildings,pharmacies and physician's offices. and acute care facilities that are every bit as good . ,,7 7 \
In their own way,the existing retail,housing and as those in larger metro areas. However,in some \
parks are also supporting uses. specialty care areas—for example,oncology, ,
cardiology and gastroenterology—local institutions
St.Joseph Regional Health Center's main campus will have trouble competing directly and should offer `�"",. � � ail v� ,1�
in Bryan has 310 beds. Their outpatient facilityin these services through strategic relationships with
A $``
College Station is located on 27 acres at William D. larger,regional specialty healthcare providers. This
Fitch Parkway and SH 6. The St.Joseph outpatient dynamic is explained in greater detail in Chapter 4
-Development Program.
v..� '`� ` �vv� College Station htedreat District aster Plarr 41
4 ........ .ge.,.,...„._,-?:-...,..,,,,,,,..,,...„,,e—
.--vim /.
,, A development program is a narrative description of how a property
or area should be developed. The program serves as a guide to the •
'',. i*M physical planners(land planners, landscape architects,architects
` - , „ . and engineers)who are responsible for translating the narrative
•„.x. program into a physical land use,transportation and utility plan.
` The development program describes an overall identityfor the
" e• project including theme,image and attributes to be merchandised;
• the overall objective is to capture target markets,maintain
. F economically viable conditions,and create a positive,long-term
y identity for the project.
3 '"�" Mx e 4 y\� opportunities are based on the research
K� ‘ � :, Product and amenity PP
• .t►•a
• ` _ � and analysis of markets for the project—all of which should be
• £ . '' • .. simultaneouslypursued for the purpose of acceleratingproject sales
P PP j
, 4. . # and mitigating absorption risk.
may, Programming includes identifying and formulating alternative
concepts for the master plan, including:
• Development theme and character.
,., • • Timing and phasing. This development program is intended for
an approximately 10-to 20-year period. However,some uses
will develop before others.
� k • Land uses by type,including a wide range of medical and non-
medical components.
a ' • Land use mix.
• • Number,type and land(acreage)needs of the various land
ii �\�z uses.
• Likely amounts of medical and commercial uses(measured in
square feet)and housing(measured in dwelling units).
\x ":. • Recommended amenities.
� •� + • , Forecasting in the Fog:The Past and the"New Normal„
t,� ..v,.) •�; �� Making accurate long-term development projections has never
' • � P"� •� been easy. But it is arguably more difficult now than ever before,
,fit •
4 • C ; given the dramatic changes to the nation's economy and real estate
� ,. ,"�`•,, x. - ; , y' markets that have taken place over the past four years,and the
4' -, • \. ''` ...• ' ripple effect this has had on consumer preferences and demand for
;air' ,,:,; _ Tr ,x,.s '"lx ,..4..,.". e'".� `;�?+. ;uo .,r a
�. :-="' '"'''''«=_ 'y' ' '�"w'= ' housing, retail space and other components of the built landscape.
„ ••4 ' college Statron MedreatDistrl Maser Plan ^ z F •• '•. - "
::�'%% rx �:.,R.�..r°gip.
rr• .
r\'., • „1'::.at". /`;;;; �:".,�^';,.re;%,�:obi-'i':.yi:_�¢. ..;q-;.
.3.• Nam• j�
,y •
,
,,.\
• � b /r ' a
i
v f %ate �>' r'/. T 2007 a2
Y a2 ' ° ;/ ; 2 r ^' ° � �/tl xxe.narrxr 2011
u r f � j
Y�.... .r?(..�! R: 3k " %yy./ ',i!' f ./
•
`',', x4°•'5E„• c1 w g, ^c5 , "2 4:,--£a ., Sr //>n^ ' „�
�"`r.> ` ...
'°- Figure 18.Forecasting in the Fog
,,, •.;;:'t,5,l',, \�,� ,;.;.:;�r Source: Leland ConsultingGroup
.,,,,i.„,,
;� : • ,,�
�y, I ��;�;:ram �", °�".F 0.� y;''�, and exactly what the"new normal"will be. Some
ti,• l 44'•; \ _'"• 'o=•"'; n `'• markets—defined geographically or by real estate
„'., >, "'" �Q .;:�.,,,. G� . product type—will fare much better than others.
:�:�:z;<'~ �\�: ,;�„ For example,the apartment market is in most cases
,.....,..:mac
y`.
,;u„,j ,,,,,..,• -.:.•= -gm r.; ,; • ;. seen as a more desirable area for investment at the
,• �.a`„,�.,r }>; \a��„-`:-�•-•" moment than single-family homes—which are in
�a• most areas overbuilt.
Figure 17.Medical District with Land Use Concentrations Similarly,in retail,some stores will fare better than
Source: Leland Consulting Group,SRA,Townscape others or even be more profitable than before. Sales
among fast casual restaurants are up. Movie theaters
Figure 18 illustrates the difficulty of"forecasting commercial real estate absorption,rent and lease are generally doing well as consumers redefine
in the fog:"pre-crash data shows a red-hot market rates and other metrics throughout the College Station leisure as dinner and a movie rather than a week long
in which all real estate products—ranging from market area. vacation abroad.
single-family homes to commercial real estate—
were funded and leased quickly,while post-crash However,the downturn and eventual upturn— In summary,College Station should take a long
data shows just the opposite. Neither can be relied expected in 2011,2012 or potentially later—will be view of real estate redevelopment,hope for the best
upon to accurately predict long-term trends,and "lumpy". Traditional lending institutions are hesitant but also plan to be patient with the still-struggling •
thus,determining the precise pace or timing of to make loans to developers,and when they do,the economy.
redevelopment in College Station and most other parameters of the loan are often prohibitive. Many
markets is very difficult. households have seen serious wealth depletion, Successful Programs are Market-Driven
as much of the household worth depends on the The master plan,which can expect successful
The future market realities are almost certainly value of single-family homes,access to home equity implementation,must address,to the extent possible,
somewhere between the 2007 peak and the current loans,retirement accounts and other funds related the goals of the City. The additional and equally
trough. This principle is likely to be true with respect to the value of financial markets. No one knows rigorous layer of considerations that impact the
to measurements such as annual housing starts, when these forces will return to a state of normalcy program consists of:
���..�., �'y. ./ gar���`�^��`'\�\; ;.�. �.; �'��`�;�..>` a.... � ` E'ofie a Stattoa Medecaf Drstrtc#MasterrPaan 43
• Market willingness to seek out medical services, A Special Place and Destination
:Fne x,-eI Yna:ee-„Chwuter
housing,shopping or leisure activities,or The College Station Medical,Corridor The Texas A&M campus is one example of a special
other products and experiences in the physical ---..--=—". ---., .,.--- - -- •-., ,--------•--. place:A place that people return to time and again
..aoczu":rs ' ASpa::21 Pbdisis . r twa,,dc�,io-'s ,
environment to be developed. * ca^ e r Pacseo wesos to enjoy experiences with friends and family,that
??eatrrstor,.
• Market capacity to payeither through equity,debt __''_'
P Y g evokes memories,emotion and attachment. On the
service,rents,home ownership or commercial • - :w.%.'1, r✓,:>;�'`, : ''
„T Texas A&M campus,experiences include sporting
rents. '� events, reunions,military services,etc. The medical
• Lending and loan underwriting policy and criteria. 1,,th I m.
district will of course have a different look,feel,
• Achievingreasonable levels of profitability , " ,A`KB" ;_. : and identity than the A&M campus,but it should
commensurate with risk to attract private ` ---' •=•----"' ,-- ---; ----- • ' establish a sense of place and,in doing so,create
development capital to the study area. a means by which it can differentiate itself from its
• Establishing an arrangement of land uses which Exceptional Medical Care competition. This will help it to attract patients,
can be successfully introduced in the marketplace This is the key differentiating feature of the district doctors and residents because of a natural desire to
with sufficient velocity(rate of sales)to generate and the set of uses that will drive its success. spend time in high-quality environments.
revenues adequate to cover or partially cover the Exceptional medical care currently brings substantial
cost of infrastructure both on-site and off-site.
numbers of patients and employees to the district - "
every year,and will continue to do so in greater
Hence,all development strategies must thoughtfully numbers in the future. These visitors then make up � �
consider the needs of thepotential employers, . '\vim .'
the market for the other uses and activities in the �s c �*'� � 4
residents,and shoppers who will come to the district. medical district,including the"village center"retail, r ;, ', ` •
These considerations include price,size,quality levels, office space,housing and parks. It is absolutely � :' ,' * :. i'' ° ,
image,quality of life and other factors. critical to the long-term success of the district that -
residents of the College Station market area believe in ' 1: ,; Y '
Development Identity and Character the quality of care and receive the best care possible. A pathway on the A&M campus.
Preparing a development program for the medical
district begins with establishing a statement of the The land use components of medical care include Research completed by Texas A&M and the Center
recommended overall identity and character for hospitals,specialty and subspecialty clinics(such as for Health Design shows that quality of place
the project. This statement of the project should children's medicine,oncology,mental health,etc.), matters. According to one in a series of articles
be adopted by the medical district leadership and medical office buildings,pharmacies and medical and presentations authored by professor Leonard L.
organization. It is analogous to the mission statement suppliers,research and development,and education Berry of Texas A&M and his colleagues:
in a business plan. it is the guiding statement against and university related uses. Not all of these uses "The buildings in which customers receive services
which later program details can be"tested"for must be on site at all times. For example,The Med are inherently part of the service experience...The
compliance in support of the overall theme. The currently has relationships with certain specialty evidence indicates that the one-time incremental
recommended program is for a medical district and doctors who are only in College Station on a part- costs of designing and building optimal facilities
mixed-use community,as illustrated in the following time basis,since the market is not big enough to can be quickly repaid through operational savings
• graphic. sustain those who focus on specific and relatively and increased revenue and result in substantial,
rare procedures. Thus,some services can be offered measureable,and sustainable financial benefits."
through outsourcing or even off-site relationships. ("The Business Center Case for Better Buildings,"
Leonard L.Berry et.al.,Healthcare Financial
Management,November 2004.)
.,.�..._, � ar•.2...,.. ,..,.,y r• \ \ �,.�': ...��...\ . mac.. r � � �, ....,�: zr.. x ..... .� �..
,. ,.
�a Cone e,Station edca.lP'Drst,nct,.,xs'Waster Plan A A .. . ..>... \ �:. \ ..a. \ .:' ...�. � \� .,t
za ���' . � . , � � ; . , ,
This analysis is consistent with real estate research to the place,and increase revenues and economic will benefit from a consistent base of patients,and
completed on the relationship between the quality of viability. find it easier to attract the best doctors,nurses and
the built environment and the price that customers technicians if great neighborhoods are located
or residents will pay to be there. (Source: "The Great Neighborhoods:Housing Options for Seniors, nearby. Finally,this population will also help the
Business Case for Better Buildings,"Leonard L.Berry Medical Professionals and Families village center retail component to thrive.
et.al.,Healthcare Financial Management,November Two key groups—senior citizens and medical
2004. See Valuing the New Urbanism:The Impact professionals—will have a distinct interest in Medical and Supporting Uses
of the New Urbanism on Prices of Single-Family living close to the medical district. Seniors have a As shown in Figure 19,the medical district can be
Homes,Eppli,Mark I.et al,Urban Land Institute, demonstrated propensity for living in close proximity generally divided into major use areas:an existing
1999,and Back to the Future:The Need for Patient to quality medical care,and people tend to seek and expanded medical core and a large area of
Equity in Real Estate Development Finance,Brookings housing that is within easy access to their jobs. This supporting uses. However,both areas—core and
Institution,2007.The capital costs of high-quality suggests strong demand within the medical district for periphery—will include a mix of medical and non-
development are also usually higher,but as these both senior housing—which includes a"continuum medical uses. The types and locations of these uses
analyses show,this is offset by higher revenues of care"that ranges from independent living,to are summarized in Figure 19.
when implemented properly)"Place making"can assisted living,to skilled nursing facilities—and a
be achieved through a"village center"or active wide range of housing for medical professionals. The Land Available for Development
central place for commerce and social functions, types of housing sought by medical professionals will The study area for the master plan is several hundred
design of signage,gateways and entrances,streets also be very broad,and may range from large-lot, acres in size. This total area includes some areas that
and sidewalks,street lighting,common architectural single-family homes,to urban-style condominiums will remain as-is for many decades,areas that are
themes,consistent imagery,graphic design and other within walking distance of the hospitals. vacant and are expected to develop and some smaller
features. areas that are already developed but are expected to
Making these housing options available will enhance redevelop within this development program's time
Holistic Wellness the value proposition of the medical district and its frame.
The medical district has the opportunity to potential for long-term success. The medical facilities
incorporate aspects of health and healthcare that
extend beyond the walls of its hospitals and clinics—
through health and fitness clubs,walking and biking •
paths,restaurants that emphasize healthy eating, Medical and Healthcare• Supporting Uses Located Supporting Uses Located
ball fields,yoga studios,plazas,open spaces and Uses s in the Medical District in
•
•
Core Surrounding Areas
many other features. An example is The Med's
current partnership with Aerofit Health and Fitness • Existing Hospitals and • Retail I Village Center • Senior Housing
that will result in a new fitness center just south of expansions • General Office o Independent Living
Rock Prairie Road. The American public is,today, • Medical Office Buildings • Hotel and conference o Assisted Living
broadly interested in a definition of health and • Specialty Clinics space o Skilled Nursing Facility
• Research and • Plazas,pathways,parks, • Single-Family Detached
well-being that is much broader than medicine Development and other public spaces and Attached Housing
alone. By incorporating and integrating health • University/Educational • Neighborhood retail
and wellness broadly into the medical district,and Facilities
by demonstrating this approach through the area's Figure 19.Medical and Supporting Uses
physical design,the City and its partners can enhance Source: Leland Consulting Group
the district's brand, improve people's connection
\ S . \ F ,.� .m . .�., sir;
� �� ` � � r�'�,�,• �,�, •��� _` �g` • ,�`�� � ,,� vv CotlegeStation MedicalTlrstrict MasterPlan`4
_ =1 r, i:..5` ,,� properties—particularlyScott&White,whose primary
. �... _ �����,\��.?�: �;\\\�?.�;'ga.�a�o•: .,.,�.yeFn,r�?='��'�.:i;•,,-�?,9,,;",,M ;f,' N`%..`�F:�`" � ���\':.:•.
: �,Ig ;"3 :•. �V property is approximately 99 acres. Some new
�•\.\\\. i*%I;'' N,- „</✓� W.:4 i.'b!, ax'Ow•::,->%•-5-< .sti r. u�. ..,:
t .� ' \ \• ,,,�" 3;P„ ',•;gib,r ,;,r" `% ;-' development(to be tanned and completed b the
�� r �M ���. P P P Y
.t \ \: Q ,,,,' ' \' •��:`, hospitals themselves can take lace here.
VacantlBuildable ,
West Side 87 10% 9 .",..,7$,.` Constrained/Public Uses.Some properties
a are considered undevelopable(parkland)or are
East Side 580. 35 fo 243 - 377
..............�...................... ....... ...._...,.....
considered undevelopable pending further site-
Su btotal 667 455
specific analysis(landfills).
Medical Uses:Existing and Planned
The Med 26' NA' 21 5 Redevelopment.Some properties—particularly those
a areexperience th t not highly improved or that large
Scott&White 99 50 49, increases in visibility or traffic due to the expansion of
Subtotal '125.: 54 the medical district—are likely to redevelop.
:Constrained/Public-Uses ' 243. NA• NA.' -
Redevelopment25 Development Program
25 P $
Table 4 shows the development program for the
Total 1,035 534
medical district at full build out, including land uses
Table 3. Gross and Net Developable Areas(based on intial study area) by area,density and development quantity. The time
Source:Leland Consulting Group frame for this build out is generally 10 to 20 years,
with the speed of absorption to be determined by a
As Table 3 shows,there are approximately 534 net uses;however,these are more likely to be"infill" number of factors including the national and local
developable acres within the intial study area that opportunities. Because of their close proximity to economies,demographic patterns such as the in-
can be reasonably expected to develop within the The Med and other established uses,there is a more migration rate of seniors to College Station,timing of
next decade or beyond. Because of the inherent immediate opportunity to create an urban core or regulatory approvals,lending environment and other
uncertainty associated with large scale, long-term village center for the medical district on the west side. conditions.
development(see the"Forecasting in the Fog"
section)this area could build out in more or less time. Right of Way.The amount of land needed for right-of- Medical and Healthcare Uses
way(ROW),open space and other public areas varies
A number of considerations and inputs influence this considerably,particularly in contrasting"developable Hospitals
land development analysis: pads"that are already surrounded by urban streets As shown in Table 5 and Figure 20 there is a
(west side)versus large parcels that still require a significant undersupply of hospital facilities(measured
East and West sides.A considerable amount of land network of local streets to be built through them(east in hospital beds and physicians)in the College Station
is currently vacant—most of it on the east side of SH side). Thus,on the east side,a greater percentage of MSA in the longer term.
6. The east side of SH 6 is best suited for large-scale the total area must be deducted for ROW and public
development,especially for residential communities; space. While this undersupply is only modest from the
however,significant amounts of medical and perspectives of the short term of the College Station-
supporting commercial uses will be clustered along Expansion on The Med and Scott&White properties. Bryan MSA alone,it becomes quite significant when
Rock Prairie Road,particularly close to SH 6. The The Med and Scott&White hospitals have additional viewed from the perspective of the entire 50-mile
west side of SH 6 will also accommodate a mix of capacity to expand their services on their existing market area and over the long term.(For the purposes
\ ,
�,.46 •Cone r�` M erP/rr � \:� a � � � °ry �.\�,
.a eStaf o Medrral t)rstrtct ast a � \� \:.. \�� �
•
•��. 3;m k \�\ • \; 3-. , er; s,s.'x.,.,.,:.»..,..s; :;r. ti.,t ,v-;:':,,, :xµr
Table 4.
�� \ �\ �\ k ' ss . ir�, :.yti,;9� �
�.r • k
pa�
h
,:a\ �. ��. � .:, ��\.;�-,,q�,, Y,; csti rmmm�A,yr,1s:�x ,,;M*' „ 5: MedicalDistric � ' ar> a �;� .
*\ '`,I�3rr�,a � ;�'' '. Ft. z`S=: x '.e, %;zo , ^ Development •� }', �Y `.W. ‘'•• F 'r'4
Medical land uses 75
/i '
Program
Hospita Expansions 10 0,35 150.000 $500 $75,000,000
..slew HosWiala - E
so MBldings 330000 '' v- — 5123,750,000 25 - 339000 - -- ' .. ' . $23,750,000 Group. some
^ - m ;'
Research and Deseiopmerd ... 10 0.30' 130,000. ' ... .$300,. ...$39,000,000 f '�� .�
res
Pharmacies,Medical SuPPlies 5 0.30 70,000 $300' $21,009,000 igU ma n0 �;
Subtotal 75 440,000 sum correctly due e t
om \%
Cmerctai Development 67 to rounding '
......... ...................
Retail ..... 25 0,30 330,000 .................-..._......._.$145 •'•$47'850,000 (based on intial kl\ \ '�
Hotel ......_... .. .12 0.50: 260,000' - 6275 $71.500,009 \
.... .... ...... .._... ... t.., ....
General Office 25 0,35 380,000 _ gj ,"' "g95,006,Opp study area) si.d aea � ,�
CenterVillage
220.000. -- ...,,.$250 ...$55,000.OW. F �;v
... '
....,
Other 0.35 - -
_.. . ..... _...._.w._.._._..,_....,._....,..... ............_....."___.............".., ..,.0., a
Suubttootal 67 1,190,000 -
a��
Housing ...._ 250 k �, -4 _ �
Semis Housing iee -
'Independentuung
Assisted thing 20 20 390,000 390, $75 S68.250.000 standard measures of services needed,age of the
�
Skilled Nun rsig Faoilly 5 25 130,000 •• •""••••130"••""-"5225 -• 529,250,000 population and presence of other medical demand-
.
Senior Housing Subtdel ?zo •.--.--_.- 1.470,000. 1,470 .. _.....,.. drivers,and other market characteristics.
...Genera!Housing .."_...._...._"..._.....
. Sly .. . ......... ......... .. .. . ._.. .... ..._..._....... ._........ .. 52.0
Single Farrn7y Housing 110 fi-5 715,000 715 5135 S96.S25,000�
Attached Housing •`"-•""•••••••"••••'•••'••"""••••"•30 •�"•�'"•12:-"-'"•360,090' 360 ""'•6145;-".•".•S52,200,000. Two frequently used metrics for forecasting hospital
. ._Gcneret Housing Subtotal ............._........_..,140 :...._.; 1,075.000 1,075, ._..___, medicalarebeds
and facility demand hospital b d and
Housing Subtotal zso 2;54s,00azsas- physicians per 10,000 residents of a given area.The
Alt'Uses .. ................402
To Be Developed in Later Phases 133 iaa rsD' current national average is 31 hospital beds and
Total ......._..._ 534 4,675,000 2,645 •", si,04o,57s.000, 27 physicians for each 10,000'residents. (Source:
Kaiser Family Foundation,www,globalhealthfacts.
of this report,the short term is considered to be the Physician Centre Hospital, 16.)Presently,the existing org/data/topic/map.aspx?ind=78.) On average,the
next five years, medium term from five to 10 years, hospital bed supply is operating at or near full Texas healthcare industry has built somewhat fewer
and long term from 10 to 20 years.) This is both capacity even as some residents look elsewhere for beds per 10,000 residents,but the standard varies
an important community issue for the area and a their medical needs,especially in specialty care.As significantly between healthcare-intensive cities
significant market opportunity. the population continues to grow and age,this supply and rural areas where healthcare services are less
will become more obviously inadequate just as the accessible.The Houston and San Antonio regions
As of 2013,there will be approximately 636 supply of quality senior housing is becoming more have approximately 45 beds per 10,000 residents
operating hospital beds within College Station and obviously inadequate, and are known nationally and internationally for the
Bryan,including the Scott&White Hospital now reputation of their respective medical districts. Given
under construction and an expansion underway at The need for future medical facilities can be assessed the evolving characteristics of the College Station
the Med. (Source:The number of hospital beds in several ways and should take into account several MSA and market area,an increase in medical services
projected is as follows: College Station Medical factors.The primary factors influencing a projection and concomitant bed-count can be viewed as both
Center, 167;Scott&White, 743;St.Jospeh,310; of medical services include population size,industry reasonable and responsible public policy.
a c �,4. -• ` \,`\ '�. ••4 • rF ' d' \ ,. �College Station YedcalDrstrsctr M aster Plan
47
As explained in Chapter 3,age is a major factor -
that has a very significant impact on the demand Hospital Beds in ._ ,r 7„„,,,,,,College Station by 2013 ;
`;619
for medical care and hospital facilities.Senior as z
citizens over the age of 65 require more than three
times the number of physicians as those in the 25 Market 201: 0.010686180,11101 1,325
Potential
to 44 age group.The percentage of senior citizens
150 Mil
within the market area is anticipated to nearly rke�e double from 62,000 today to 120,000 in 2030. As Area) 2o2e � , � 1,425
the market area's population ages in keeping with
national trends,and there is no rational basis for 203c yz; yne i ,,, a a' 1725
supposing College Station can or will avoid these ,
trends,demand for hospitals and healthcare services o soo 1000 1500 2000
will grow significantly.College Station's ratio of HospiFatBeds
hospital beds has clearly been low historically and Figure 20.Elderly Living in the Community,by Type of Care
comparatively due to the large percentage of college- Source: Long Term Care in America,National Commission for Long Term Care, 1999;Leland Consulting Group
age residents.And while this will,of course,continue
to be an important part of the region's demographic
character,hospital demand should move " "" * r'"" "`p o e back into ;^� F,,.,. v ggr ,v%->:;;,.';
.jf. -.vr^:rr�'=�,<. ..s<a''� ��"�'�,�"y=: =��'�J�% 'm�'" a%;7�z,;:�,°",.'�o � �z:2.:"�"
line with state and national averages in the comingr,. �,�/,�,�,��,/%..;,�sz�,; .:�,,�„�;�/,,C;, ..�„�,���,�"F ;,�., �\..,
:.�.. i'F'" r� .,/\.h,J��Sfi,'i^Sep., a••/•�jr, w:�;@i "✓:�*L�,.<..F�...ac ..!", <`= �'3-�e,:;r ,
decades. ^, ,v ,�„.. ^a /�, i'% ,;,r%/;>-
L;:,_., .,..• ,�.w��a.,�.,a��Er�,:�z�.n�'..�"'lx. e,'/\ l.= .;.. �:E.sr: iswv. .,,,;,•.�-:, ...
2010 208,258 562 650 517,342 1,050 1,200
The projections in Table 5 and Figure 20 were 0-24 15 48% 99,964 154 40% 205,385 316
developed based on the factors outlined above:the 25-44 20 25% 52,273 102 25%. 128,818 252
market area's growing and aging population,and 45-64 27 19% 38,736 105 24% 121,575 328
industry standards for required hospital facilities. 65+ 66. 8% 17,494 47 12% 62,081 168
The need for hospital facilities has been adjusted 2015 221,258. 697 676. 558,934 1,150 1,325
0-24 15 47% 104,434 161 39% 217;425 335
to account for the ages of populations served.This 25-44 20 25% 56,200 110 25% 139,175 273
analysis shows a gap of almost 700 beds in 2015,and 45-64 27 18°% 40,269 109 23% 12,3,555 347
more than 1,000 beds by 2030.While significant new
65+ 66 9% 20,134 54 13% 73,779 199
facilities will be needed throughout College Station 2020 233,546 631 725 604,507 1,250 1,425.
and Bryan,and in the medical district specifically, 0-24 15: 48% 112,102 173 40% 241,803 372
25-44 20 24% 56,051 110 24% 145,082 284
much of the growth within the medical district should 45.64 27 18% 42,038 114 23% 139,037 375
be able to take place on property already controlled 65+ 66 10% 23,355 63 14% 84,631 229
by the Med and Scott&White. 2030, 296,055 799 925 707,105 1,500 1,725
0-24 15 45% 133,225 205 37% 261,629 403
25-44 20 24% 71,053 139 24% 169,705 333
45-64 27 18% 53,290 144 23% 162;634 439
65+ 66 13% 38,487 104 17% 120,208 325
Table 5.Senior Housing Demand in the Market Area and Medical District
Source:Department of Health and Human Services,US Census,Leland Consulting Group
,�\`4 �•Golfe eStatron Medicaf Qrst^n t:Master Plan \ � \ � � .��
��\ ,.^,.•, $.,., ., .. ,.....tea n ��.._.,. ..,a..a.v. ..^, ....,.. ?;,`� � .v ,�, vA.�... �, .v, .v�\,A�. \ ., ..v"`."i "."".�'`� .... .. ..� �V\.
„„ - , ,-,,,,:..,..::,.,..,,, ,,,,,4v4 .4- 5,Akeda.. ''',! !':;iliiii7164;'''''0 '” itt
\��� �' ''' • �` 3 y F„41 " ter �' a / 7 . j
... ....„..„..,„„.,,,„,,,,._„ „,,,...,,
.,,,..,,,,,,„,,,--„,,,,,...... ler.„(---, '''',.-.--:,,'„ -';'„,\,,,,,,,..if" ',,,0 "" -i ,-
N »-�r.. v4"-w-...-r--- ' ; `-�w., 7 7"' x x �t .•'. £,,,„: _ S L'-ism .d;
v
r
l "•:?z"::"1 ^.•a: .. d• .S,�a?d '`#drF,•..
Medical Office Building Specialty Healthcare Research and Development
Medical office buildings(MOBs)typically include Specialty healthcare includes specialists in Research and Development(R&D)facilities can be
routine and preventative care facilities such as cardiology,oncology,OBGYN,mental health and comparable to office buildings,flexible warehouses,
physician's offices,dentists,opthamologists and other fields that cannot be completely addressed or industrial properties depending upon the type of
various other providers. MOBs have many of the within a single general-care hospital. These specialty research being conducted. Often they need both
same locational requirements as typical office services can be offered in multi-tenant or single- types of facilities:an office in which to develop and
buildings such as easy access for clients;proximity tenant clinics,or on a contract basis within the market concepts and a lab or production room to
to support services such as food,hotels,labs and existing hospitals. In addition,medical hardware conduct experiments and fabricate prototypes. Like
medical suppliers;ample parking;and access to suppliers and other support facilities are likely to MOBS they require a greater level of technology and
intra-and inter-regional transportation connections locate in the medical district in the future. often have higher energy and water consumption.
such as freeways,high capacity transit and airports. They also require a greater level of security,as
However,MOBs usually require a higher degree of products may be in a highly secretive phase of
technology and services,such as advanced computer development. R&D facilities benefit from proximity
systems,greater number of plumbing fixtures,and a to universities and large research hospitals for
higher standard of air quality and purification than prospective employees as ideas spin off from research
typical office buildings. conducted at these institutions.
�. x'r �y�.:` ". t \ �\ r�i /,ci ✓ a r y;;aa:F �t Sn>���.iF �3 ....93�'
.>.'.•„l..`.s.�z' x.»Z."€,5, � ...���.�:.��� � ,'�`, .•,`." .i,,,., . ,,y���.. GQIJeg8,,S atiOl ltilet!<lEd District ferP1Z�
I::: 1 ;' ;"a'' " ' ''"'' • Manageable competitive environment. Most -w r
,, ' � �'- retailers will avoid an area if competitors are 7, -*.Pr. ��. �,, .�
_:,. . ,
""" „,'�' , i ' ii'� • already located there. ,»>" '.`., -,
i y Demographic match. Retailers choose sites �r 1- � ,—."M` a
• \.. r-� F ,' <_ ;, "4�. ..4 to , located near their"target market"customers. rg z
• .-, �; r ,� a�: �., <; � • Anchor tenants. Retail developments are often a��"��. fie,{ - r �'� \
f! l 4 ; .,' ,, 4'�; "anchored"by one tenant(for example,a high- '` ' , :; t ( s
rofile de artment store)who then attracts other t • � r
a ,y ,, , s tenants.
' w- • Sense of place,safety,cleanliness. ; x z �
,- a xx,>•i �,� f Contiguity. Urban retail must be continuous,or `t, s s� . j-. - "`:\�`r ; ' �',, , manyshoppers will stopand turn back. %
", w ,z•.. 5\ \n F �, , • Parking capacity. �•;
Retail/Village Center - ' `-.,',,4" , G' Office
A village center with a strong retail component could •;,> t- -~'r' ` ,, \tip Office uses would be an excellent addition to the
thrive within the medical district. Retail provides 9r _,,,El.mo t' ':Aq' medical district as theywouldprovide daytime
ii t,... ✓ 1,1 Y
activity and amenities to the residents,employees and .i , activity to the area and are compatible with the other
visitors of the medical district. Retail is the"theater" �`� s, uses beingproposed for the area.
that will entertain visitors and create a sense of '' ' lr r---- �, -/mi •l,'`
place,making the medical district more desirable for ''9fi-� �; "'. '': , Requirements for Success:
residents,visitors and employees of the area. '' ' \' ," n \"`\F, • Easy access to and from clients.
t: ;t r ' a• 0-, -, � • Accessibility to workforce and executive
Requirements for Success: �r-a' residences;offices tend to be sited near the
Vim,_ .\'' .'...
• Visibility. Thousands of customers must pass andrl‘ center of metro regions or at major transportation
see the site on a daily basis. Daily traffic volumes Hotel hubs.
of approximately 20,000 are desirable for most Experience from other medical corridors shows • "Address status."
national retailers. SH 6 running through the that additional hotels and conference space will • Proximity to suppliers and collaborator firms.
medical district has daily traffic counts of 60,000 be needed in this medical district to accommodate • Parking capacity.
at the intersection of Rock Prairie Road. visiting families,patients,and doctors. • Proximity to support services:banking,food,
• Accessibility. Must be very easy to get to;daily- hotels and other services.
shopping or convenience retail should be on the Requirements for Success: • Access to intra-and inter-regional transportation
"way home"(right)side of the street. • Visitor amenities and attractions. connections such as freeways,high capacity
• Central location vis-a-vis target markets. For • Easy access to major thoroughfares. transit and airports.
example,grocery anchored centers should • Co-location with other hotels.
be within approximately one mile of 10,000 • Visibility.
residents. • Parking capacity.
ti.50.,.,Golf. ge St-..ationMdi.�.al Drstet strlan „ . i ,
✓
, .\ t
Supporting Uses:Senior Housing varying quantities for the medical district. In addition Latent Demand
Stakeholder interviews and research indicate strong to the categories shown below,continuing care Interviews with College Station residents and those
recognition of the need for more senior housing facilities offer the full range of these senior housing in the healthcare industry strongly indicate that while
and Long Term Care(LTC)facilities in College types within a single large development. This allows there are thousands of senior residents of the city and
Station. Given the significant increases in the residents to"age in place"and move easily from surrounding areas,there is very little senior housing
College Station over-65 age group over the next one housing type to another as their medical needs within the City itself. Many seniors reported having •
20 years,and the likelihood of significant influx of or preferences change. Continuing care facilities to move out of the City in order to find a senior
retirees,the consultant team has estimated the level typically require a long-term contract from residents community that met their expectations. Thus,there
of senior housing demand. In the decade between with an initial down payment,whereas the stand- is expected to be latent demand for senior housing in
2010 and 2020,the number of residents of the alone facilities are often contracted on a monthly the market. Up to 420 units of senior housing could
City of College Station who are over the age of 65 basis. Senior housing differs from other housing types be quickly absorbed within the medical district if
is expected to increase by approximately 5,000, in that it is not only a real estate investment,but also facilities were provided for a mere five percent of
from 17,500 to 23,400. In the 50-mile market area, involves a hospitality and health care component that the over-65 population found in College Station-
this demographic group is expected to increase must be considered when operating the facility. Bryan MSA in 2010,as shown in Table 3. This is a
by approximately 22,000,from 62,000 to 84,600. conservative estimate that does not take into account
See Table 2 in Chapter 3—Healthcare Trends and The following sections evaluate the amount of senior any seniors currently living outside of the area who
Regional Demographics for details. housing likely to be in demand within the medical would like to relocate,but have been unable to find
district. Demand for senior housing will come from a suitable location. With an aggressive marketing
The facilities listed below show the typical range two primary sources:latent demand and the net new campaign the initial absorption could be even
of senior housing,all of which are appropriate in senior population moving to the area. higher.
yS ti�tfp ! \l�i ,' �\Z�\ ?mow ", \�r�:;wCt
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Independent Living Assisted Living Skilled Nursing
Multi-unit complex marketed to seniors. Rent Support services include laundry,food service, Facilities designed to provide 24-hour care and
premium of approximately 10 percent(above other arranged activities,limited medical oversight and intensive medical attention. Staff assists residents
equivalent multifamily units)for communal dining, assistance to those with physical impediments such as with daily tasks such as bathing,dressing and other
housekeeping and transportation services. blindness or decreased mobility. needs.
•
Source:www..asla.org_2010awards_564.html photo Source:www.lakewayjoseyranch.com Source:www.mirabellaassistedliving.com
by Susan Rudiek Loopnet real estate brokerage service,Leland Loopnet real estate brokerage service,Leland
Loopnet real estate brokerage service,Leland Consulting Group Consulting Group
Consulting Group
\\. `M. \,. \ \ a �. \ a, xZ l.. r \
\. �;�\\\\\. i\ '�:\�\.:�c.,,: .,, ': .U'�:x. � .; := \n� vim � �...X�c �i r ��y< \ i t�" � L�O/IE eStabon Medtcd[ptstrf. dSYet" d 5'l
j ' ,.,, \ f. k.s, 6.:; fiG- Net New Senior HousingGrowth
K m <.� r=" ;.�. ::.; .., ,. c.., , t t::,,.�• �_. x .'.__ Besides the latent
�=� s��; v-=F� �, u•��, ,�y�;`��,� �:�• .r�` �;?�, a e.=.� =�a % �� .mm._�`_;:�°� ,� e t demand to meet the need of seniors
:. :.%• ;,;<.U:.�g'5':;',, A., •a a ,. ' "� \ * z, ,: "4' _;teat .
\�V ` � C '� � • �� .,�� � a��������; ,a., "�• ti�< � al read livin in the community,there will be a
\•. =. �, 1 \ r' w continued need to supply senior housing facilities
V , :a ' .;'''. ,e 4 • ._ .,.�,:=„tea, ,1,. ; '„„,„�~` :. ,..�„ '`'•::;24,.h��i• to those who will be turning 65 over the coming
Percent of total senior hsg.demand 100%: 28%: 47%' 19i 6% decade. The primary market area,or the 50-mile
Latent Demand radius, increasefrom
.,, ,is projected 62,000 people
65+households,2010' . - 11214 i' 3;100 : `5 300 2100;;.":`:..., . 700over age 65in little over 84,000 by 2020.
to
� 2010 to a
o...,:.,.;:.•.:...........:......._.......::... This is an increase of 22,000 people who will need
Medical;district.capture rate 510; P P
shown in Figure
Latent demand(househoidsj :::` ' . : 420`, - - `' 160: ,i 270 110.: 40
varying levels of specialized care As �
21,nearly 47 percent of seniors live insome type
Demand from Net New Senior Population of independent living facility. If the medical district
Net new 65+households, 14,495 4,100 6,800, 2,800 900 were to capture 10 percent of these new households,
50 Mile Radius, 2010-2020 there would be a need for 680 independent living
Medical District Capture Rate 10%; .. units by 2020,as shown in Table 6. This can be
Subtotal 1,050 410 680 280. g0 further broken down by number of units projected for
Total 1,470. :: 570 950. 390 130 cotherfacilitytypes. Giventhe
the medical district by
uniquepositionthe region,this
medical district's in
Table 6: Senior Housing Demand in the Market Area and Medical District significant capture rate is reasonable.
Source:Department of Health and Human Services,US Census,Leland Consulting Group
While it is true that LTC facilities and assisted living
facilities may be located anywhere in the primary
market area,those facilities located closer to the
community hospitals are more attractive to the senior
Skilled Nursing ' ''s 6% . population for obvious reasons. Planning for the
medical district should take into account adequate
Assisted Living ._ ,:w '19% land reservation for senior housing proximate to or
in the medical district. According to the National
Independent Living „,1 „„` , - , „f .0 4734 Commission for Long Term Care,28 percent of
seniors prefer to remain in their homes or to live with
Unaffiliated Private Residence �,'j ,' , .�; alMigq '... 26% family members rather than move to a senior housing
facility. Seniors with a preference for living in
o% io% 20% 30% 40% 50% unaffiliated private residences will most likely not be
captured in the medical district and are not included
Figure 21:Elderly Living in the Community,by Type of Care in the senior housing demand projection.
Source: Long Term Care in America,National Commission for Long Term Care, 1999;Leland Consulting Group
2,, g
Coe Sta#orr ca d U
✓+;:.x. ....::• ,,:...:,rs... ,. .:.. •. .,.,..:. ..,... ,..�„�,�,.,. :;:r. ..,,.,.;.: .✓, „.,.-: ., �,,:r/ _ ,'�i,.A:. ..:�,,�,`�?�.. _ ..y;���{- ��zr�,�.� ';�`�' ,c_.,;P"i`7"f,L.�„m 3 ✓.t��
•
Supporting Uses:Single-Family and Multifamilyfi•,; "
Housing �� t ,
As previously stated,the housing market in College T j , ,e .11
,
Station and other locales in the state has changed " �'..:' 1� f �' < 6Y� - k
significantly over the past several years. In contrast �o I t 1 k� •$ a i n
u
to the middle of the last decade,the best selling t T j ��� y ,
houses in College Station are smaller(1,500 to 1 �, '.. r ham ( i,
1,800 square feet)and considerably less expensive "� eF
;
($150,000 to$300,000 maximum). Some houses
priced in the$400,000 range have been sitting on Single Family Housing Mixed Use Mid Rise
the market for more than two years.The core of the 5 to 10 du/acre, 1 to 2 stories 40 to 60 du/acre,4 to 6 stories
short-term housing market is seen as those seeking Surface parking Structured parking
affordable homes and downsizing retirees who have Source:Istockphoto.com Source:Leland Consulting Group
moved out of large homes and are now looking t�.. ;
for comparatively smaller and lower-maintenance i � x a a ;; �
homes, including"cluster''or"cottage''communities. VI
Both trends are well suited for the medical district. '
Requirements for Success e r —
• Critical mass:adjacent residential neighborhoods `� ; ' `, a F + t ,t • 1 t 1
and urban amenities(schools,parks, retail,and ' f JF•`
lqe rL
services). Wood Frame Condos or Apartments
• Safety. 20 to 35 du/acre,2 to 3 stories
• Large share of one and two person households Town Houses or Row Houses
Surface,garage or tuck under parking 15 to 25 du/acre,2 to 3 stories
within market area. Source:Leland Consulting Group
• Easy access to employment centers. Surface parking or parking within each unit
`" '` • `-S Source:Leland Consulting Group
45Zr'siNit' Hitt
Cluster or Cottage Housing
10 to 25 du/acres, 1 to 2 stories
Surface parking
Source:Leland Consulting Group
•
,s.sk .i. ,
College Stat On Medical Dist ict`MaSte�r 1, r'.