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Storm Water Solutions: 360°—Widening the Partnership Circle

Kathy Franklin - noemail@knudsonservices.com — Mon, 13 Dec 2010 14:00:00 GMT

360°—Widening the Partnership Circle

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The bigger the party, the lower the cost, the broader the support

- Kevin Shanley, FASLA, & Patricia Knudson Joiner, AICP

An emerging approach to the classic public-private partnership (PPP) is a new model for getting projects designed, funded, approved and built. Rather than pursue water needs only in conjunction with mutual agencies or other well-trodden ties, innovative water planners and engineers are widening the partnership circle to consider every conceivable constituent to a proposed project, whether public or private, nonprofit or for-profit, locally or nationally focused.

These 360-degree PPPs are different because they take a wide, holistic approach to a community’s resources, with the goal of leveraging every square foot of space and every dollar for dual, triple, quadruple and more uses.

Any group with a need or objective, if brought to the table early enough, can be seen as a partial funding source that stretches dollars to new heights. And it is not just for the money: Partnerships can turn adversaries into supporters.

A Dramatic Opportunity for Innovative Collaboration
A 360-degree, open-eyed analysis of a property’s or a creek’s adjacencies can reveal many potential partners. On the public side, they could include transit agencies, schools, parking authorities, parks departments, power agencies, port authorities and quasi-government entities such as utility districts or tax-increment reinvestment zones. The private sector possibilities are endless: housing developers and their resultant homeowners associations; commercial real estate office, retail and industrial properties; resorts and golf courses; apartment buildings; civic groups; land-preservation trusts; and even duck hunters committed to creating bird habitat.

A multiuse approach to water treatment is limited only by the partners’ creativity. Their openness can bring creative solutions to the fore, including the following:

Water-polishing wetlands that double as green parks, hiking areas and animal habitat, enhancing nearby communities;
Water conveyance systems— once automatically designed as underground pipes, concrete-lined canals and tunnels—developed as streambeds that create flourishing creeks and ecosystems for public enjoyment; and
Water detention systems or creeks that “carve into” or share space with parks, utility infrastructure corridors, roadways, athletic fields, etc.

In fact, the current funding environment in the U.S. is unfolding as a dramatic opportunity for innovative collaboration on a new scale. Water departments and agencies are, in many respects, in a golden age that welcomes innovation even as new funding flows from federal and other sources.

The U.S. Environmental Protection Agency practically has mandated innovation for one-fifth of the stimulus spending on water projects. Of the $6 billion of American Recovery and Reinvestment Act (ARRA) of 2009 funds aimed for clean water and drinking water capitalization grants through Sept. 30, 2010, the agency said in a policy letter: “To the extent there are sufficient eligible project applications, not less than 20% of the funds shall be for projects, or portions of projects, that include green infrastructure, water or energy-efficiency improvements or other environmentally innovative activities.”

The ARRA is in full swing, with allocations ranging from California’s $280 million to $19 million each for Delaware, Idaho, Montana, Nevada, New Mexico, North Dakota, South Dakota, Vermont and Wyoming.

Other stimulus funds are being allocated with an eye toward joint venture and innovation, such as the U.S. Department of Transportation’s (DOT) $1.5 billion in allocations. DOT spending is not just for highways, but also is aimed at streetcars, pedestrian/bicycle paths, multimodal transit centers and transformation of automobile-oriented arterials into “complete streets” with green components—opportunities for multiuse partnering with other public-private needs, including water agencies.

Promenade Partnership
A five-year-old street section of the Buffalo Bayou Promenade in Houston is a model 360-degree PPP. It involved nearly two dozen constituents in planning and execution, and today it provides benefits to an equally diverse set of users. From a water agency perspective, the promenade project has improved water quality while better accommodating storms with minimal impact.

For most of the year the formerly trash-strewn waterway under an interstate freeway serves as a major urban park with public amenities, including acres of grassy open space, a public amphitheater, walking/running paths, boating, a skateboard park and a photogenic gateway seen as a jewel of downtown Houston’s resurgence.

Adjacent neighborhoods that for decades had turned their backs to Buffalo Bayou now are clearing away view corridors, adding entry points to access the park and enjoying property value enhancements. As planners pointed out at the inception of New York City’s Central Park, property values around such amenities often become the highest in the city, benefiting city coffers and offsetting the original expenditures.

Perhaps the most illuminating aspect of the promenade project was the leveraging of public and private funds across several entities. Among the list are local agencies such as the Harris County Flood Control District and the City of Houston Parks and Recreation Department; nonprofits such as the Buffalo Bayou Partnership; local philanthropic foundations; corporations; and high-level agencies such as the Texas Department of Transportation and Port of Houston.

Additional phases of the Buffalo Bayou Master Plan, which covers 10 sq miles, are underway.

From Impaired Ecosystem to Invaluable Development
Another model 360-degree PPP can be seen in a major 3,500-acre housing development in southern Texas called Shadow Creek. Developers recognized its growing area had significant challenges, including a denuded, damaged ecosystem and an outdated water treatment capacity.

Pearland, Texas, the local municipality, created a tax-increment reinvestment zone that relieved near-term tax obligations for the developer while also holding the firm to delivering value from its development plan. The developer advanced all of the funds needed to build the master-planned community. The city of Pearland offered a developer reimbursement agreement for $200 million of the development costs. Under the performance-based reimbursement agreement, the developer was reimbursed only after the new incremental values were realized.

Since project inception in 1999, more than 4,500 new homes, parks, schools, hospitals and a major lifestyle retail/office development have been created. Today, this maturing new community has an estimated aggregate property value in excess of $2 billion.

The new community created shared amenities and services that go beyond its boundaries. More than half of the land—some 1,750 acres—is a combination of lakes, park space, creeks, animal habitat and open space. Residents buying into Shadow Creek also buy into the community’s environmental and sustainability attributes, instilling a fundamental education to young and old that new development can complement and balance with the natural environment.

Another contribution of this PPP was the design of a chain of lakes within the development that pull water from Clear Creek, providing water quality benefits and reduced downstream flooding to the east. This public-to-public partnership was made possible thorough cooperation between the U.S. Army Corps of Engineers, Harris County Flood Control, Harris County and the city of Pearland.

Far-Reaching Benefits
These 360-degree PPPs are growing as public agencies, planners and elected officials see the significant benefits of broader, coordinated, high-impact planning. As officials involved with such innovative programs can attest, a completed project that enjoys wide support not only as a water project but as a park, playfield, wetland habitat or neighborhood amenity is a win-win public-private venture with long-term benefits beyond its original scope.

Web-Exclusive Sidebar
Funding a Fairgrounds Overhaul

In California’s San Francisco Bay area, the County of Solano and the city of Vallejo have embarked on an ambitious public-private approach to redeveloping the 160-acre Solano County Fairgrounds, located at a key crossroads of two major freeways in Vallejo.

In 2008, the county funded a multijurisdictional visioning process for the underutilized property that involved the county, city, fair board, regional transportation and water agencies, private developers, adjacent homeowners and the neighboring Six Flags Magic Kingdom, a major attraction and employer in the area.

The ensuing plan, unanimously approved by local officials, envisions the creation of a “Fair of the Future”—an entertainment-oriented, mixed-use development centered on two restored and daylighted creeks that will serve as amenities, natural resource corridors and water quality treatment for the site. Historically, the creeks had been diverted into pipes and ditches. Polluted storm water from the fairgrounds, horse stables and racing operations have had a significant detrimental impact on Lake Chabot, an important water storage reservoir adjacent to the site.

The Fair of the Future plan of 1.6 million sq ft includes major exhibition halls, updated multiuse fair and community facilities, multimodal transit and parking facilities, retail and hotels that will be developed and operated privately under long-term leases. Tax-increment financing to fund initial improvements is projected to be paid off within eight years of project commencement, with significant revenue flowing back to the city and county thereafter.

Adjacent commercial real estate is another avenue for PPPs. A proposed 24-acre, mixed-use retail/office development, Regent Square, will be developed along Allen Parkway in Houston adjacent to Eleanor Tinsley Park. The park, which has virtually no parking on site, has grown in popularity to include events that sometimes draw tens of thousands of participants. A creative approach made the two entities joint partners through a shared-use agreement for a large parking garage in the developer’s project—office parking during work hours, and off-hours parking totaling 200 spaces for events in the nearby park.

The developer also is making offsite improvements to the city’s storm drainage system and public streets as a part of the developer reimbursement agreement. Again, this agreement is structured on performance-based criteria. The developer advances the funds and receives a $10-million reimbursement after the new taxable revenue is generated from the project. Plus, the city would receive sales tax growth as well as the creation of 2,000 permanent jobs and 5,000 construction jobs. The first phase of the project is estimated to generate more than $450 million in increased property values.

Kevin Shanley, FASLA, is design principal and chief executive officer for SWA Group. Shanley can be reached at 713.868.1676 or by e-mail at kshanley@swagroup.com. Patricia Knudson Joiner, AICP, is president and chief executive officer of Knudson LP. Knudson Joiner can be reached at 713.463.8200 or by e-mail at pjoiner@knudsonservices.com.

Source: Storm Water Solutions May-June 2010 Volume: 4 Number: 5
Copyright © 2010 Scranton Gillette Communications

13-Dec-10 8:00 AM

Gables River Oaks

Chris McBride - noemail@knudsonservices.com — Thu, 01 Mar 2007 22:00:00 GMT

Knudson & Associates LP assisted in the planning to obtain a variance from the Houston Planning Commission on behalf of the Gables Residential for an exciting new mixed use development, Gables River Oaks, located on the prestigious intersection of Kirby and Westheimer within the Upper Kirby Management District and Tax Increment Reinvestment Zone. The variance, providing for a five foot setback along Kirby, Westheimer and Kipling would allow Gables Residential to incorporate the best practices of new urbanist design; including wide pedestrian tree lined sidewalks, 2 stories of retail and 5 stories of residential high end rental lofts. The proposed 175,000 square feet of retail is designed providing for access to Kirby, as well as to the interior motor court designed for sidewalk cafes, galleries, high end retail and elegant dining. The parking garage is hidden from view of the public streets laminated by the retail and residential facades. Just under 2 acres of plaza's, motor courts, pedestrian friendly urban open space will be home to festivals, art shows and urban gathering spaces. The Gables also agreed as a condition of the variance to bury the overhead power lines along Kirby. All of which have been a goal of the Scenic Houston and the Upper Kirby District for over 10 years.

Great care was taken to meet with area home owners associations and business to gain input and educate them on the existing proposed development. The Gables River Oaks also volunteered to conduct the City's first Traffic Impact Study to identify traffic improvements to mitigate impacts to local streets and improve traffic flow on Kirby and Westheimer. The Gables will continue to work with area residents during construction of the proposed development which is set to open in the first quarter of 2008.

The Knudson & Associates LP was proud to work with the developer Ben Pisklak and the Gables team on this exciting new development. If you need assistance in planning, designing or financing your development dreams, please contact Patricia Knudson Joiner or any of the Knudson & Associates LP highly qualified team members.

1-Mar-07 4:00 PM

Midland looks to revitalize its downtown....

Sue Darcy - noemail@knudsonservices.com — Sun, 11 Jun 2006 06:30:00 GMT

Knudson & Associates is pleased to see this recent article in the Houston Chronicle that showcases the success of another Knudson redevelopment project.

'TallCity' building toward a new boom

By MARK BABINECK
Copyright 2006 Houston Chronicle

MIDLAND - There was a time when multimillion-dollar oil transactions were as routine as the burgers and fries on the menu at the Midland Savings Building cafeteria.

The Permian Basin churned out oil in the fields and dollars in the city, which thrived for more than five decades as the region's undisputed energy nerve center. Modern buildings that belied Midland's modest size sprouted downtown from the 1920s to the 1980s, housing major oil companies and independent wildcatters alike.

By the early 1980s, parking was at a premium, making for long walks in the heat of summer or chill of winter for the unlucky ones. The place was absolutely bustling.

Then the boom went bust. The wheeling and dealing went away, as did the Midland Savings cafeteria and everything else in the 14-story building — and several others.

Eventually Big Oil left the area altogether and the largest remaining player, Occidental Permian, is based at Greenway Plaza in Houston.

Now the boxy blue eyesore has a date with the wrecking ball. Planners hope eliminating distressed buildings such as Midland Savings, while converting those in better condition into non-office space, will breathe new life into a downtown skyline that created the "Tall City," visible from 30 miles away on the West Texas plains.

Midland is counting on tax dollars, creative investors and the desire of residents to live, eat and shop downtown. What it's not counting on is $70-a-barrel oil.

"These buildings probably will never be office buildings again," said At-large City Councilman Wes Perry. "We tried to identify the ones that needed to be taken down, and (Midland Savings) was No. 1 on the list."

Of course, oil still is big business here. The number of active drilling rigs in West Texas has more than tripled since early 2000, local oil field service companies have more work than they can handle and other businesses, such as corporate back-office paperwork functions, have been outsourced to Midland from elsewhere.

An empty feeling

John Breier, president of the Midland Chamber of Commerce, said more than a quarter of the nearly 400,000-square-foot campus that Texas Instruments deserted in the past decade has been renovated.

"It has probably about 500 people doing back-office work," he said.

Yet downtown Midland still has an empty feel, seemingly bypassed even in the city's current era of good feeling.

Though some buildings are tidy and full, others look like Midland Savings, where little more than rubble and stripped floors are visible through the windows. A peek through padlocked exterior doors on one side reveals an out-of-place sports trophy on an otherwise barren, dirty countertop.

Similar scenes are strewn across downtown, such as the forlornly open window allowing unhindered access to Gihls Tower. Or the 1998 March of Dimes fundraiser poster still taped inside the Building of the Southwest, where the exterior windows sport gang-style graffiti applied by a finger dragged through the omnipresent dust.

Per-square-foot lease rates for downtown office space hover in the $5 to $10 range today, but were $15 or more at the peak of the boom. That would equate to $30 per square foot and upward in today's dollars.

Midlanders have mulled revitalizing the central business district for years, but other priorities came first: developing the suburban north side, infusing the school system, remodeling the airport and building a sports complex.

Talk of reshaping downtown turned serious about five years ago, yet little changed. Now a combination of investment by the city, a special taxing district and private developers is prompting action.

"No one wanted to be first. That's what held them back for the last five years," said Colleen Fuglaar, a Midland High School graduate who now works for California-based RTI Properties. She and developer Robert Abbasi successfully bid $1 million for the vacant Vaughn Building, which they plan to convert to loft-style condominium units with retail space on the ground floor.

Midland County values the 153,000-square-foot tower and four-story parking garage at just $125,760, about the median price in Houston for an 1,800-square-foot home. Architects say it would cost at least $11 million to construct a similar building today.

New use for bank building

Work already has begun elsewhere. Perry and some partners already are reshaping the old First National Bank building on Wall Street into a mixed-use development.

"I paid about $300,000, and when it's all said and done it should be a $5 million to $7 million project," Perry said.

Public money is flowing, too. Downtown's signature thoroughfare, Wall Street, last week began a $4 million face-lift to expand and beautify the sidewalks to attract currently sparse retail, dining and entertainment business.

The Midland Municipal Management District, an entity headed by Perry that levies a 24-cent property tax on each $100 valuation for downtown properties worth more than $200,000, bought the Midland Savings Building for $150,000. The city will spend another half-million dollars or more to tear the asbestos-ridden structure down, he said.Perry said public participation was vital to kick-start the process.

"People will say, 'If Midland doesn't care enough to do something, why should I?' " Perry said of the tax money invested in improvements and blight removal. "It really does say Midland is going to change its future."

Selective demolition

When Midland started focusing on its downtown earlier this decade, economist Ray Perryman said that redevelopment would be meaningless unless useless buildings were pruned from the cityscape.

He said that selective demolition, combined with a rapid surge of urban living in the tight Midland housing market, could make for a quick turnaround of the central city's fortunes.

"I think if units can be brought online fairly quickly at the right prices, they can probably have some success, because people are looking for housing opportunities," said Perryman, who lives in neighboring Odessa. "They can't build (homes) as fast as people want right now." Karr Ingham, who compiles a monthly index of the Permian Basin economy for an area bank and the Midland Reporter-Telegram, said virtually every objective measure points to a boom.

Retail sales, building permits, airport boardings, employment and hotel tax receipts all are up, in some cases sharply. None of it guarantees the vastly overbuilt downtown can become an asset again, he said, but it can't hurt.

"The sun is shining on Midland, Texas," Ingham said. "It's time to do something about that problem if you're ever going to do something."

Moved to Houston

Downtown was a bustling business core until the price of oil plunged in the 1980s, prompting a steady exodus of jobs and people. Over time, the major producing companies picked up stakes altogether and the industry's nerve center consolidated in Houston.

Businesses that stayed put began consolidating within Midland, fleeing lower-quality buildings in favor of better, more modern accommodations. The structures left empty, including Midland Savings, the Vaughn Building and others, slowly decayed.

Vacant or not, the glass, steel and brick legacy left by the oil business is impressive for a city of about 98,000 people. Midland boasts 23 buildings that are at least 10 stories high. Lubbock is more than twice as big and has just 10, according to architecture Web site skyscraperpage.com. El Paso has only 15, despite being almost six times more populous than Midland.

Downtown property owners once paid about 10 percent of the property taxes but now only pay about 3 percent, said Perry, who noted that Midland County values office space based on its ability to earn income. If Midland knocks down some buildings and refurbishes a few others, he predicted that valuations and tax payments should rise in tandem.

"I always tell people I want to pay more taxes, because that means my building is making money," Perry said.

To learn more about the Downtown Midland Revitalization Project and Knudson & Associates involvement, please click here. (Acrobat Reader required)

11-Jun-06 1:30 AM

Westchase Planning Team wins TSA Award

Stella Gustavson - noemail@knudsonservices.com — Wed, 16 Nov 2005 21:00:00 GMT

Knudson & Associates is pleased to announce that it is part of an award-winning team for The Westchase District Long Range Plan, prepared for the Westchase Management District. In addition to Knudson & Associates, the team consisted of Powers Brown Architecture/SWA Group, Robert Charles Lesser & Co. LLC, Spillette Consulting, and Walter P. Moore. Knudson’s role was to conduct an existing conditions analysis of public and private rules and regulations and to coordinate with local stakeholders to gain ideas and support for the components of the plan. For more information about this award winning project, click here.

16-Nov-05 3:00 PM

Houston Section APA Award

Tue, 04 Oct 2005 18:00:00 GMT

MEMORIAL-HEIGHTS REDEVELOPMENT AUTHORITY/TAX INCREMENT REINVESTMENT ZONE NUMBER FIVE, CITY OF HOUSTON, TEXAS WIN THE HOUSTON SECTION - AMERICAN PLANNING ASSOCIATION’S ‘EFFECTIVE CITIZEN PARTNERSHIP’ AWARD

HOUSTON – The Memorial-Heights Redevelopment Authority and Tax Increment Reinvestment Zone Number Five (TIRZ No. 5), City of Houston, Texas are pleased to announce that the redevelopment and revitalization of Spotts Park has been awarded the 2005 Effective Citizen Partnership Award by the Houston Section of the American Planning Association (APA).

“On behalf of the Memorial-Heights Redevelopment Authority, TIRZ No. 5 and the entire development team, I am honored to accept this award. I’m gratified to see that the Houston Section of the APA recognizes the efforts of so many people that have resulted in the enhancement of a real community asset.” said Charles Leyendecker, Chairman of Boards of Directors of the Memorial-Heights Redevelopment Authority and Tax Increment Reinvestment Zone Number Five.

In 1996, the project developer Archstone-Smith, then known as Security Capital Pacific Trust, petitioned the City to create a 120-acre Tax Increment Reinvestment Zone bounded by Memorial Drive, Waugh Drive, Washington Avenue and Washington Cemetery, which includes Spotts Park. In creating TIRZ No. 5, the City of Houston partnered with Harris County and the Houston Independent School District to provide tax increment revenue financing for various public improvements, including the improvements to Spotts Park.

TIRZ No. 5/Memorial-Heights is one of the most successful mixed use redevelopment projects in the City, having created more than 1,550 new residential dwelling units, 150 of which are in home ownership. In 1996, the taxable value of property with the Zone boundaries was $25,951,340. Today, the taxable value of that same land is estimated to be $224,143,578.

Mr. Leyendecker added that, “Archstone-Smith and Clark Condon Associates, the landscape architectural firm responsible for the design of Spotts Park, did an outstanding job of responding to the wishes of area residents, as well as those of two different City of Houston Parks and Recreation Department Directors. I’d also like to recognize the efforts of the rest of the redevelopment team: Knudson & Associates, Brown & Gay Engineers, and Kerry R. Gilbert & Associates, whose hard work and dedication and professionalism made this project a reality.”

For more information contact Marty Bennett at (713) 463-8200, ext. 37. www.knudsonservices.com

4-Oct-05 1:00 PM

Gulfton -area residents sound off on bike plan /Survey indicates the top needs for community

Stella Gustavson - noemail@knudsonservices.com — Thu, 07 Jul 2005 14:00:00 GMT

HOUSTON CHRONICLE, THU 07/07/05, ThisWeek Section

By BETTY L. MARTIN
Staff

Pathways to a brighter, safer, more mobile future in the Gulfton area may be under the feet and the bicycle wheels of community's residents, said the Houston-Galveston Area Council.

The Gulfton District Pedestrian and Bicyclist Conceptual Plan is the H-GAC's top choice among 20 Houston neighborhood candidates to receive about $3 million in seed money from Texas Department of Transportation funds, said Dan Raine of the H-GAC's Community Environmental Planning department.

Raine and urban planners with Knudson and Associates handed out survey questionnaires and asked about 25 area residents attending a June 29 meeting at Benavidez Elementary School, 6262 Gulfton , to assess greatest needs and obstacles to increasing mobility to heavily visited spots, including schools, churches and parks.

The project team will review the comments and present their findings to neighborhood residents 6 p.m. Aug. 3 at Bayland Community Center, 6440 Bissonnet. Their will be a second public meeting at the end of August or beginning of September to show residents the proposal and make final adjustments before it goes to H-GAC, said Stella Gustavson, senior planner at Knudson and Associates.

Knudson and Associates have been involved in several Houston-area renovations, including MetroRail's Main Street Line and the Kirby Drive pedestrian and bicycle project between North Braeswood and Dorrington.

The hike-and-bike study and a visit around the area's streets, pathways and crosswalks was enough to convince Raine that the Gulfton area - loosely defined as bounded by Westheimer, Bissonnet, Chimney Rock and Hillcroft - would benefit from the plan.

"Basically, you have a rural roadway network in an urban environment," he said.

Gulfton won the highest number of points - over areas including Sharpstown, Montrose, Woodlake/Briarmeadow, Greater Third Ward and Near Northside - in a study that assessed values including population and land use density, children, elderly, education levels, attractions and employment diversity. Values of all factors were totaled together and weighted by the data's importance.

The pedestrian-and-bike plan would augment routes to and from popular spots, where people in Gulfton want to go, by removing obstacles or barriers and possibly offering solutions in getting people to those sites, Raine said. Such a plan could include improved lighting, crosswalks, sidewalks or bicycle routes along streets or lanes specifically designated for them.

Not a luxury

"In this neighborhood, bike riding is not a luxury, it's a need. There are narrow sidewalks and ditches," said Wilfredo Valsquez, who heads the Comite Centro Americano de Houston, an organization that collects and sends school supplies to Central and South America.

State Rep. Scott Hochberg, D-Southwest Houston, said there was a need in Gulfton for an improved lighting plan.

"The city says the lights and roads meet specifications - we've got a light every few streets, but there are blocks that don't have lights," Hochberg said.

Area resident Nelson Ayala said city lighting installed on a stretch of Hillcroft from Bellaire to Bissonnet, where there are no lights now, may deter speeders.

"Everyone runs the speed limit there," he said.

Raine said the $3 million would be only a starting point and that other government and area management organizations would probably need to weigh in on the project with dollars.

7-Jul-05 9:00 AM

Shared resources puts new spin on development

Sue Darcy - noemail@knudsonservices.com — Tue, 01 Mar 2005 22:00:00 GMT

Houston Business Journal - January 24, 2005
http://houston.bizjournals.com/houston/stories/2005/01/24/focus1.html

IN DEPTH: COMMERCIAL REAL ESTATE
From the January 21, 2005 print edition

Christine Hall
Houston Business Journal

In private real estate deals, the developer puts up the money to get the construction ball rolling.

For public projects, the financing comes through government sources.

But for projects on a grander scale, the huge undertaking may be more than private developers or a public entity can handle. In these instances, the two groups come together to form a public-private partnership.

A public-private partnership is a contractual agreement between a public agency (federal, state or local) and a for-profit corporation, according to the National Council for Public-Private Partnerships.

Through this agreement, the skills and assets of each sector are shared in delivering a service or facility for the use of the general public. In addition to the sharing of resources, each party shares in the risks and rewards potential in the delivery of the service and/or facility.

Some of Houston 's most successful developments have been the product of visionary and gutsy entrepreneurs who have managed to leave their mark on the city's commercial real estate landscape without public financing. Examples include the Galleria, Highland Village (see story on page 6B) and the Boardwalk in Kemah.

However, in addition to the developments created with minimal government help, Houston has many successful examples of developments created through public-private partnerships, including Minute Maid Park , the MetroRail and the Main Street Project.

Nevertheless, larger cities are laggards when it comes to public-private partnerships, according to Terry Montesi, principal and CEO of Fort Worth-based Trademark Property Co.

"Cities like Dallas and Houston are often the last to adopt creative public-private partnerships," he says. "Smaller cities are usually the first adopters, and that may end up costing Houston ."

Hoping to change that perspective, Trademark collaborated with The Woodlands' Town Center Improvement District to get the Market Street project under way.

The 34-acre Market Street features a Main Street-styled shopping and entertainment center with high-end retailers, public art projects and a Central Park , complete with a live performance stage.

Baltimore . Md.-based Development Design Group Inc. is the architecture firm, while Gensler is handling the office design.

Main street style

"There's no question that the number of tenants that are here wouldn't have been here if Market Street was built conventionally," Montesi says. "There are a number of tenants who report having their top units in the country right here."

The partnership has enabled Market Street to put in place several different options for maximum usage.

Instead of using property taxes to pay the developer back, the Town Center Improvement District will use sales tax dollars.

"We estimate $1 million a year extra sales tax for the state of Texas." says Frank Robinson, president of the TCID.

They also developed Central Park which can be used for leisure activities, a Wi-Fi hot spot and as an entertainment center.

The fountain, after turned off, can be utilized as a stage.

"With all of this, Market Street becomes a destination," Robert Kinnear, TCID's chairman. "Everyone I have talked to says Market Street adds so much to The Woodlands."

Kinnear also estimates that Market Street will create between 1,200 and 1,500 jobs over the next year.

The partnership has allowed for the approximately $1 million worth of public art to be displayed throughout the project.

"The projects are very expensive when you factor in the parking garages and public art," Montesi says. "But the details are what makes the project different."

The project also spawned others, including Town Green Park , adjacent to Market Street , that will be used by the general public.

Market Street does not stop there.

The partnership garnered an opportunity for Market Street to help nonprofit organizations.

In addition to using parking meter money for its Change for Charities program, Market Street also gave money and space to The Woodlands Children's Museum.

Putting together a public-private partnership is challenging, says Robinson.

"A lot has to be decided on between the entities, and you have to understand the limits," he says. "Once you have that education and experience, you know what to do for the next time."

outside the big box

Although larger cities such as Houston may be late adopters of the public-private concept, other experts say competition is what gets companies involved.

"It's the competitive nature that drives demand for the public-private partnership," says Sue Darcy , a principal with Knudson and Associates, which provides Texas urban planning, economic development services and landscape architecture. "When real estate took a downturn in Houston , companies needed a creative way to attract developers."

Public-private partnerships are by no way a new concept, but now that it is more accessible as a tool, cities are realizing the potential, says Patti Knudson Joiner , also a principal with Knudson and Associates.

As far back as the 1970s, cities around Houston , such as Sugar Land and League City , have been using partnerships to garner new development.

" Sugar Land has been using tax abatement for office buildings for the past 25 years," Joiner says. " League City , although it has stayed relatively the same size, partnerships drove how they turned out geographic land use."

Darcy says Sugar Land used the same economic development tools to develop its Town Center , which combines retail, office, hospitality and public entities.

A focus on more green-oriented communities has also affected development, Joiner says.

"The appearance of the community creates an environment that has high quality development, landscaping and the whole package," she says.

Both women say that cities should use public-private partnerships to end up with something better.

"A community shouldn't just be offering incentives without a market," Joiner says. "Incentives tend to make it faster, but there is a whole argument that if Tax Increment Reinvestment Zones (TIRZ) continue, some of the projects would have happened anyway."

Hot, hot, hot

Public-private partnerships is a sizzling market, according to John Stainback , managing partner of Stainback Public/Private Real Estate.

He estimates it to be a $50 billion to $75 billion market which includes sports arenas, convention center hotels, city halls and other commercial development.

Stainback helps the public side of the partnership from the pre-development stage through the construction process.

Recently bringing his company to Houston , Stainback is working with the City of Winter Park, Fla. to build a $30 million City Hall/Retail/Garage project, and has started a mixed-use development in Chapel Hill , N.C.

He has written a book called "Public/Private Finance and Development: Methodology, deal structuring and developer solicitation," that is in its third edition.

"My belief is that most projects can't be done by either the public or private entity alone," he says. "There are so many complex requirements that they can't do it separately, which has caused my business to explode."

Stainback says that Houston has a long track record of the private sector driving business.

However, he adds, there could be more. The partnerships generate taxes and jobs, and in fact, Stainback often works with private-private partnerships.

"You can get other government entities to team up with major government entities for the sharing of costs and risks," he says.

Houston 's future

For a region that proposes to double in population over the next 20 years, Joiner has some words of advice.

She suggests that public policy, whether or not it concerns a TIRZ, should be employed to try to influence a land use pattern, so people will choose to build in Houston .

"There is a capacity to make things happen," she adds. "The city can create an environment where the new population is inside the city limits, rather than in a suburb."

In addition, Joiner says that 80 percent of all single-family homes are built outside the city limits every year, with the region breaking records in terms of 42,000 home starts in 2004.

She says this prompts developers to question if less than 20 percent of homes are building inside Houston every year over the next 20 years, what will the region look like then?

"People will continue to drive 30, 40, 50 miles for their daily commute, or they can live where there is already things like water, sewer and police serving the area," she says. "If not, will we continue to push development out?"

Although land inside the city limits may be more expensive, there is still land available, Joiner says.

The objective is to find an efficient way to market that land for use.

"What people need to do is to be efficient about the fact there is land and use the right tools to have a positive partnership."

chall@bizjournals.com • 713-960-5939

1-Mar-05 4:00 PM

Eagle's Trace Retirement Community

J. Kent Marsh - noemail@knudsonservices.com — Thu, 13 Jan 2005 17:15:00 GMT

Knudson & Associates is pleased to inform everyone of its current project with Erickson Retirement Communities. Erickson Retirement Communities has completed 14 master planned communities in the country, with Eagle's Trace being the developer’s first project in Texas. Eagle’s Trace, located in West Houston, is a 70-acre master planned community comprised of luxury residential, planned landscape views, courtyard gardens and an eight acre amenity lake. While providing the planning and landscape architectural services for Eagle’s Trace, Knudson & Associates collaborated with a team of architects and engineers to carefully plan the campus layout, main entry, pedestrian circulation, and landscape planting that creates a unique and memorable community environment for all residents and visitors. Eagle's Trace has currently opened doors on 3 of the planned 4 residential buildings and look to have all of neighborhood one complete by the end of the year. If you would like to know more about this project, please contact Chris McBride, Knudson & Associates, at 713-463-8200, ext. 30.

“Knudson have been involved since the onset of the design for our project and have been valued contributors to the process.”

- John C. Fleming, Development Director, Erickson Retirement Communities

13-Jan-05 11:15 AM

Galveston’s Hot Real Estate Market

Sue Darcy - noemail@knudsonservices.com — Thu, 09 Dec 2004 17:00:00 GMT

Knudson & Associates is particularly proud of its record of maintaining long-term relationships and we're delighted to showcase our overwhelmingly productive relationship with the Galveston Economic Development Corporation (GEDP) in this the first of Client Highlights . The GEDP was organized in 1999 with a charge to expand and diversify the Galveston economy and tax base. To date, Knudson & Associates has assisted the GEDP in the formation of two tax increment financing zones and one neighborhood empowerment zone that will provide for more than $80 million in public improvements that will in turn foster commercial growth projected to be roughly $800 million. As the GEDP continues fulfilling its mission, Knudson & Associates will be there to assist in providing sound yet creative approaches to the challenges of economic development. If you would like to know more, please call Sue Darcy at 713-463-8200, ext. 19.

Client Testimonial:

“Smarter than the average consultant…
Sue Darcy and the staff at Knudson & Associates have become a part of the close-knit business community in Galveston, Texas . Our organization, the Galveston Economic Development Partnership, and the city leaders have appreciated the guidance and support Knudson & Associates has shown during a time of unparalleled new economic growth in our community. They have worked on various projects in Galveston including:

Galveston's first Neighborhood Empowerment Zone: With Knudson & Associates' assistance, NEZ #1 was designated as a tract of land on Pelican Island for the retention, expansion and diversification of both Tesoro Petroleum and M-I Drilling Fluids. The project entailed a combined $20 million of new capital improvements and inventory. It allowed for the City of Galveston to specifically allocate projected tax value increases and sales tax collections to identified infrastructure and community development projects.
Tax Increment Reinvestment Zone (TIRZ) #12: Knudson & Associates led the City and County through the process of developing a zone that includes the site of a revitalized retail area, the future County Criminal Justice Center , and numerous other business development projects.
Tax Increment Reinvestment Zone (TIRZ) #14: This zone was created around the City's airport property to capitalize on opportunities for the Airport Master Plan improvements, development of Schlitterbahn Water Park , expansions to Moody Gardens , and redevelopment of vacant and underutilized properties.
Public Policy for Economic Development Incentives: Knudson & Associates helped create this policy which formalizes the incentive process through the City of Galveston . It allows for appropriate due diligence to be performed outside of the political spectrum prior to recommendations for approval.

These projects represent only a portion of the work Knudson & Associates has put into Galveston with its development and planning needs. Their success is due to the fact that they go beyond “just getting the job done” and strive to serve the needs of the community as a whole. I would recommend that other cities and organizations utilize Knudson & Associates for their economic development and land planning projects.”
- Jeff Sjostrom
President
Galveston Economic Development Partnership

For more information on the Galveston Economic Development Partnership and how to do business in Galveston , please go to http://www.gedp.org/.

9-Dec-04 11:00 AM

Happy Independence Day!

noemail@knudsonservices.com — Fri, 01 Jul 2011 16:00:00 GMT

To Our Friends & Colleagues:

As we pause to observe this important day in our nation's history, we are mindful of the sacrifices of many, past and present, which have paved the way for freedom.

Knudson would like to wish you and yours a happy, healthy and safe Independence Day!

- Your Friends At Knudson, LP

KLP is Going Social, and We Need Your Input!

noemail@knudsonservices.com — Wed, 30 Mar 2011 15:00:00 GMT

KLP is moving further into the digital age, and we need your help! Check out the KLP Facebook and LinkedIn pages below:

http://www.facebook.com/pages/Knudson-LP/120400517972931

http://www.linkedin.com/company/knudson-lp

What type of content would you like to see more of? Do you have any topics that you would like the experts at KLP to give their two cents on? If so, we want to hear from you!

Feel free to comment on the website with your ideas, or just shoot me an e-mail at knudson@knudsonservices.com.

Thanks for you help!

Join Patti Joiner for the East End Executive Roundtable on Thursday, March 24, 2011

noemail@knudsonservices.com — Mon, 07 Mar 2011 14:00:00 GMT

A Current Glimpse of Business In this panel discussion, you'll learn business strategies from three leading Houston-area CEOs. They'll discuss how their companies are bouncing back from the recession and what new business strategies and tactics they are employing. Specific topics may include new hiring strategies, sales techniques in an increasingly digital world, plans for cash flow and more. Panelists James Hamilton, Chairman of the Board, President and CEO, GlobaLogix Jim's 30-plus years of experience in the energy industry includes executive positions with companies such as Schlumberger, Halliburton, American Millennium Corp., Wireless Matrix Corp., Eagle Wireless Inc. and Brown and Root. Jim founded GlobaLogix in 2004. GlobaLogix offers comprehensive, customized services that follow customers' data and information needs from the wellhead to the website. Patricia Knudson Joiner, CEO, Knudson Services For more than 30 years,...

What's Cooking At Knudson?

noemail@knudsonservices.com — Mon, 10 Jan 2011 16:00:00 GMT

Check out the recipes below to see what's cooking at Knudson! APPLE CRISP Submitted By Anna Jurek Ingredients: 5 cups sliced, peeled apples (about 8 medium) 3 tbsp. granulated sugar ½ rolled oats ½ cup packed brown sugar ¼ cup all-purpose flour ¼ tsp. ground cinnamon ¼ cup butter ¼ cup chopped nuts (optional) Cooking Directions: Preheat oven to 375. Place apples in 2 quart square baking dish. Stir in granulated sugar. In separate bow for topping, combine oats, brown sugar, flour and cinnamon. Cut butter with two knives until mixture resembles coarse crumbs. Stir in nuts and sprinkle over fruit. Bake for 30 to 35 minutes until golden. Serve with frozen yogurt, if desired. BRAZILLIAN SHRIMP SOUP Submitted By Damon Williams ...

A Holiday Message from KLP!

noemail@knudsonservices.com — Mon, 20 Dec 2010 17:00:00 GMT

Click here to view an important message from KLP.

Merry Christmas and Happy Holidays from your friends at KLP!

Bryan Janhsen Is Now a Senior Landscape Architect!

noemail@knudsonservices.com — Tue, 07 Dec 2010 20:00:00 GMT

We are pleased to announce that Bryan P. Janhsen, ASLA, is now a Senior Landscape Architect with Knudson, LP!

Bryan joined Knudson in the summer of 2004 after attending Texas Tech University. As a Senior Landscape Architect, Bryan is responsible for managing our production staff to ensure that our Client’s needs are met. His strengths are focused in building and maintaining strong client relationships by providing a high quality product and managing projects within budget.

In his spare time, Bryan enjoys hunting, cheering on the Red Raiders and working in his backyard. Please join us in congratulating Bryan on this exciting development!

To learn more about Bryan and his work with Knudson, shoot him an e-mail at bjanhsen@knudsonervices.com. For more information on Knudson, LP, please contact Kathy Franklin at kfranklin@knudsonservices.com.

Keith-Wiess Park Wins ASLA Land Stewardship Award!

noemail@knudsonservices.com — Wed, 17 Mar 2010 14:00:00 GMT

Knudson is pleased to announce that the White Oak Studio/Knudson Team has been awarded the Texas Chapter- American Society of Landscape Architect’s (ASLA) Land Stewardship Award for Keith-Wiess Park at Halls Bayou. Knudson, in collaboration with White Oak Studio (1), developed a Park Master Plan for recreation and drainage improvements along the Halls Bayou Greenway. The project included a major expansion of detention capacity along Halls Bayou and recreational improvements throughout the site. According to the Harris County Flood Control District, the Stormwater Detention Basin at Keith-Wiess Park will ultimately cover 100 acres within the 500-acre park (2). The White Oak Studio/Knudson Team created a naturalized drainage system with wetland plantings and meandering side slopes. These improvements along the banks allowed for the addition of hike and bike trails, boardwalks, piers and seating areas. Please join us in congratulating the Landscape Architects and Designers at...

Election Results: 2010-2012 Houston APA Board

noemail@knudsonservices.com — Tue, 02 Feb 2010 16:00:00 GMT

For Immediate Release- February 2, 2010 Knudson is pleased to announce that Patricia Knudson Joiner, founder and President of Knudson, has been elected as the American Planning Association (APA) Texas Chapter, Houston District Board Director for 2010-2012! The American Planning Association is an independent, not-for-profit educational organization that provides leadership in the development of vital communities by advocating excellence in community planning, promoting education and citizen empowerment, and providing the tools and support necessary to meet the challenges of growth and change (1). The Houston Section, Texas Chapter of APA is made up of urban and city planning professionals, elected officials, university faculty, students and friends who live and work within 14 Texas counties (2). Other Board members elected for 2010-2012 include: Assistant Director- Jeff Taebel, FAICP, Secretary- Lester King, PhD, AICP and Treasurer- Ryan Albright. Please join us in...

KSA Parks Master Plan Completed!

noemail@knudsonservices.com — Mon, 07 Dec 2009 14:00:00 GMT

For Immediate Release- December 7, 2009 Knudson is pleased to announce the recent completion and adoption of the Kingwood Service Association (KSA) - Parks Master Plan for redevelopment of its three multi-use sports parks: Deer Ridge, located on Woodland Hills Drive about one mile south of Kingwood Drive, River Grove located at the south end of Woodland Hills Drive and North Park, located at the north end of Woodland Hills Drive. Proposed Improvements to these facilities will include updated and expanded soccer, softball, and baseball fields along with general improvements to the park infrastructure Knudson was hired by KSA in the spring of 2009 to develop a comprehensive Sports Park Master Plan for the three Kingwood sports parks. Knudson assisted KSA in conducting multiple community outreach meetings to engage and inform the community and gather feedback from its residents. During this effort, Knudson worked in collaboration with representatives from area sports leagues to...

Houston Business Journal- Planning in Houston!

noemail@knudsonservices.com — Fri, 13 Jun 2008 14:00:00 GMT

/attachments/wysiwyg/303/Houston Business Journal Article.pdf

Employment

Tue, 28 Jun 2011 18:54:00 GMT

Never met a challenge you couldn't master? Enjoy working in a fast-paced, dynamic atmosphere? If your answers are yes, then consider working for Knudson! Current employment opportunities can be found below: GIS Specialist Responsibilities to include project scoping, technical support, data management, spatial analysis, and cartography for Planning and Environmental disciplines. Required Experience: 2 + years of professional experience with ESRI ArcGIS Suite (ArcMap, ArcCatalog, and ArcToolbox). Familiarity with GIS/CAD interoperability. Strong data creation, conversion, and editing skills. Experience with orthophotography datasets. Experience creating presentation quality graphics and map exhibits. Ability to work in a team environment and educate team members of GIS applications and capabilities. Strong time and data management skills...

Contact

Tue, 07 Jun 2011 19:02:52 GMT

Knudson, LP Corporate Headquarters 8588 Katy Freeway, Suite 441 Houston, TX 77024 713-463-8200 With offices in Galveston & Austin Feel free to contact us for more information.

Professional Affiliations

Wed, 30 Mar 2011 16:06:17 GMT

American Institute of Architects (AIA) American Institute of Certified Planners (AICP) American Planning Association American Society of Landscape Architects (ASLA) Blueprint Houston City Planners Association of Texas Network (CPATNet) Congress for the New Urbanism Greater Houston Builders Association (GHBA) National Association of Home Builders (NAHB) Rice Design Alliance Scenic Houston Society of American Military Engineers (SAME) Texas Association of Assessing Officers (TAAO) Texas Downtown Association Texas Municipal League Transportation Club of Houston Urban Land Institute US Army Corps of Engineers - Galveston Division Wetland Training Institute, Inc. Firm Description Principals Clients ...

Principals

Thu, 09 Dec 2010 20:51:02 GMT

Patti Knudson Joiner President & CEO In the last thirty-three years, Patricia Knudson Joiner has built a reputation for creating and implementing planning standards, design methodologies and economic strategies for the Gulf Coast Region. An acknowledged pioneer of Texas public land use policy, Patti was the youngest person, and the first woman, to be appointed Director of Planning and Development for the City of Houston where she managed a $16 million annual budget and 327 employees. Betsy Arriola Vice President Betsy joined Knudson, LP in the spring of 2008, and quickly became indispensable to operations. Betsy provides program management, contract administration and client maintenance...

Certifications

Thu, 09 Dec 2010 20:44:49 GMT

Knudson, LP is certified with the following: City of Austin - WDBE City of Houston - M/WDBE City of Houston - SBE City of San Antonio - SBE/WBE Federal CCR - SBE Federal ORCA - SBE GSA MAS -SBE HISD Registration - WBE METRO - SBE NCTRCA - WBE SCTRCA - WBE/SBE State of Texas - HUB TxDOT Pre-Certified Women's Business Enterprise Association - WBEA We are also registered with the following: Port of Houston Authority in their Small Business ...

Showcased Projects

Thu, 17 Jun 2010 22:13:41 GMT

Knudson has earned the reputation of having a keen ability to work closely with clients to effectively meet their needs with unique, workable and sustainable solutions, as displayed by our showcased projects below. Planning and GIS City of Deer Park Center Street METRO Light Rail MIS Landscape Architecture Buckboard Park La Porte Architectural Gateway Construction & Program Management HISD Re-Build Eagle's Point Golf Course Ecological Services Imperial Oaks Subdivision Northgate Crossing Economic Development & Special Districts Memorial Heights TIRZ 5 Lake Jackson Downtown Revitalization

City of Deerpark - Center Street Revitalization

Thu, 17 Jun 2010 22:10:38 GMT

Knudson prepared a revitalization plan for a 13 block segment of Center Street located in Deer Park, TX. This plan includes historical gateway design, urban streetscape concepts, historical intersection design, and economic design incentives to revitalize the main vehicular corridor into the City of Deer Park. During the initial planning phase of the project, Knudson held various public meetings that involved a formed Stakeholder Group made up of City Officials and residents of Deer Park. Durng these meetings, community imput was obtained, surveys were conducted and public imput was expressed about the needs of the residents.

The Founder's Vision

Thu, 17 Jun 2010 20:44:18 GMT

Be the best multi-disciplinary planning, design & economic development consulting firm that is “building better communities by design.” Knudson can assist clients in planning, designing and financing development dreams, public or private! ___________________KNUDSON'S WORDS TO LIVE BY___________________ Satisfied customers are our obsession. The world is run by people who show up. You don’t always have to know the answer, but you do need to know where to find it. Activity doesn’t equal productivity. What gets measured gets done. We are not planning for planning’s sake, we are planning to put it on the ground. If it is worth doing, it is worth doing right - NOW. Bad news does NOT get better with age. Park your ego at the door. There is no “I” in TEAM. Hire people who know the end of the movie. Begin the job with the end in mind. ________________We believe in our team and our...

Public Involvement

Wed, 10 Feb 2010 21:23:44 GMT

Negative perception by the public and/or stakeholders of public plans or projects can severely hamper an agency or decision maker in its successful implementation. With this in mind, the Knudson team stresses an inclusive, iterative process of issue identification and solution development that brings communities and stakeholders to the table as key participants. Knudson strives to improve the strategic efficacy of public involvement in urban planning and community redevelopment projects by consistently conducting public and stakeholder outreach that is Respectful, Engaging, Accurate, Current and Holistic (REACH). We have provided successful outreach solutions for a variety of complex plans and projects, from the integration of grassroots community efforts to transit planning and development. Our underlying belief is that positive outcomes are most likely when early, accurate and accessible information is provided to stakeholders in a manner that is personable, professional and...

Services

Tue, 02 Feb 2010 21:52:20 GMT

Knudson, LP is a 25-person, woman-owned Texas multi disciplinary firm providing creative, innovative and sustainable design and financing solutions for the following professional services: dream ___________________ Public Involvement/Public Outreach Ecological Planning & Analysis Urban Planning & Policy Development Land Planning design ___________________ Urban Design Landscape Architecture GIS-Geographical Information Systems deliver ___________________ Construction Management Services Program Management Services Public/Private Partnerships ...