Competition Questions
Question 1
P.25 of the brief states submissions are due Monday January 31st, 2012. January 31st is a Tuesday. Are submissions due Monday the 30th or Tuesday the 31st?
Yes, this was a typo on our part. Submissions are due Tuesday January 31st.
Question 2
Is there a building foot print GIS file? and a layer with Topo and other natural features, water bodies etc…
We are working on getting you that data, and will send a notification email to all teams when it has been posted to the FTP site.
Question 3
When calculating costs related to the additional options for the development site, will the revenue created with the Tax Increment Reinvestment zone cover the total costs of demolition and remediation of I-45 or the on-ramps? Alternatively, should teams factor in the $1.75/sq ft demolition cost?
Yes, the tax increment revenue will cover the cost of demolition of I-45 or the on-ramps and remediation of the land they occupy. However, it will not cover demolition and remediation of existing structures on the additional developable land made available by selecting Options 1 or 2.
Question 4
On page 17 of the Competition Brief, under the heading “Rights of way and circulation patterns,” it says that 1/3 of the total site must be dedicated to residential uses (market rate or affordable.”
Our question is whether the parameter of the site even if the team does not choose to exercise the highway relocation options (Options 1 and 2)?
Also, does the 1/3 statement refer to the total area of the site or just 1/3 of the developed area (assuming a certain percentage is reserved for open space)?
If you do not choose Option 1 or Option 2 for the site configuration, then the requirement that 1/3 of the site must be dedicated to residential uses does not apply to you. The 1/3 requirement is a unique feature of Texas’s Tax Increment Reinvestment Zone laws, and refers to 1/3 of your developed area, which for the purposes of this competition does not include open space, rights-of-way, or other publically-owned land.
Question 5
Page 11 of the competition brief under the heading Additional Options for the Development Site states the following for Option 1:
… “and must create new frontage on the Buffalo Bayou that was previously blocked by the freeway.”
As it appears to us, the Buffalo Bayou frontage is only blocked by Franklin Street which is not part of the freeway system.
The line referenced from the brief is a guideline for the location of I-45’s realignment if your team chooses to pursue Option 1. Whatever realignment you choose, it must open up frontage on the Buffalo Bayou. As you mention, that new frontage would likely not be in the development site itself but rather located elsewhere in the downtown area.
Question 6
We would like GIS data that includes land use, zoning, elevation, types of parcels, and details about existing utilities infrastructure.
You can find data related to parcels here: http://pdata.hcad.org/download/index.html. It is designed to be joined with the parcel layer.
While we are working on obtaining additional GIS layers to share with you, you can also find information on the City of Houston’s interactive mapping program here, http://www.gims.houstontx.gov/ and here, http://www.cohcdp.swmp.org/Website/ProView/viewer.htm.
Note that neither the City of Houston nor Harris County has a building footprint layer, so we cannot provide that to you.
Question 7
If we choose Option 1, when you specify that the Amtrak station must be “preserved,” do you mean that the actual building would need to be preserved in actuality (as if it is an historic building), or are you asking us to preserve the “station”- meaning we could demolish the building as long as we build another Amtrak station elsewhere on the site?
You may demolish the building so long as you build another Amtrak station elsewhere on the site.
Question 8
In the Options for Other Rights of Way section (pg. 13) it states that Franklin Street may be shifted within the development site. In the Rights of Way Circulation Pattern section (pg 17) it states that if you close or change a public right of way you must buy that land from the city. If we chose to reroute Franklin Street within the development site will we still need to purchase the land from the city? Please clarify.
No, so long as you dedicate the new right-of-way to the City.
Question 9
If we choose Option 1, can we choose to keep the freeway in its current configuration and develop under it?
Yes, but keep in mind the following:
- The clearance below the freeway is somewhere between 6 – 7 feet
- CMF has charged you with using the site to catalyze a new downtown district
- You must still use the Tax Increment Reinvestment Zone financing mechanism described in the brief to compensate the City for related reconfigurations.
- The area under the freeway is considered the right-of-way acreage mentioned in the brief.
Question 10
If we choose Option 2, can we choose to keep the on-ramps as they are and develop over them?
Yes, but keep in mind the following:
- CMF has charged you with using the site to catalyze a new downtown district
- You must still use the Tax Increment Reinvestment Zone financing mechanism described in the brief to compensate the City for related reconfigurations.
Question 11
If we choose Option 2, where do the on-ramps emerge to join the freeway after they are buried?
For the purposes of the Competition, assume that they emerge above grade in the north in the triangle created by the I-10 E on-ramp, I-45, and I-10 and continue below the Bayou on the south side.
Question 12
Can we alter the direction of street traffic within the red study area?
Yes.
Question 13
Can we develop the area in Option 2 that is north of the tracks, or does the prohibition on developing the area directly north of the site extend to that segment as well?
Yes, you may develop north of the tracks in the additional parcels that become part of the site should you choose to pursue Option 2.
Question 14
Could you clarify which ramps can be buried in Option 2?
To clarify further what is mentioned in the brief, the HOV on-ramp, the I-10E off-ramp and the I-10W on-ramp can be buried.
Question 15
Can we extend additional rights-of-way through the site?
Yes.
Question 16
Under Option 1, can we choose to bury I-45?
No.
Question 17
Is there a reduction in parking requirement for LEED building?
No.
Question 18
Can we, regardless of which transportation infrastructure scenario we choose, make infrastructure improvements or purchase additional parcels for development within the wider study area?
No, you may not make infrastructure improvements or purchase additional parcels for development within the wider study area as part of your development plan. However, your team may feel free to propose infrastructure improvements or propose redevelopment on additional parcels in the wider study area as part of your vision plan.
Question 19
The brief describes that developing the land area north of the railroad tracks is prohibited except for the creation of public infrastructure. Could you clarify this designation? Can you put parking on the site? Should we assume that we are purchasing this land if we develop on it?
Yes, you can put parking in this area so long as you deed the parking structure to the City, which would mean that they would also retain all of the revenue. Public infrastructure could also include rights-of-way, transit stations, utility infrastructure, or open space that has been deeded to the City. Anything that is built on this site would become publically-owned, so it is not necessary to purchase this land.
Question 20
Is the GIS data available in AutoCAD format?
Unfortunately, we do not have this data available in any other format.
Question 21
Is it possible to purchase the air rights over the railroad tracks to the north of the site and build above the tracks? If so, what would be the cost of the air rights per sq/ft?
Yes, but you must determine the appropriate cost per square foot.
Question 22
In researching the parking requirements for Houston, we found that there are proposed changes to the off-street parking ordinance. Should we follow the parking requirements prior to these amendments for our development or use the Planning Commission’s recommendations?
No, you must use the parking requirements currently in effect.
Question 23
If we decide to keep I-45 as it currently is (neither option 1 or 2), can we assume the development area highlighted in option 1? Additionally, can we move the location of the I-10 HOV on-ramp from Franklin St.?
If you do not pursue Option 1 or Option 2, then your development site is the area outlined in yellow on the map located on page 9 of the Competition Brief. However, you may still move the Franklin Street right-of-way if you choose to do so.
Question 24
Can we choose to pursue Option 1 and Option 2?
While it is the Competition’s preference for teams to pursue either Option 1 or Option 2, or to select neither, the Brief did not explicitly prohibit moving forward with both. You are permitted to do so, but must be able to justify your choice both financially and programmatically.
Question 25
Do you have to select option 2 in order to reposition Franklin Street? It is notably excluded from the boundary of the original and option 1.
No, you are permitted to move Franklin Street under any of the three scenarios
Question 26
The clarification response for the question regarding the public infrastructure definition gave examples of “right-of-way, transit stations, utility infrastructure, or open space that has been deeded to the City”. Would habitable buildings qualify as long as they are deeded to the city?
Yes, but all revenue from any building built on this property must go to the City or another public entity.
Question 27
If we select Option 2, where should we assume the tunnels emerge on the south side of the Bayou?
If you wish, you can indicate where you believe they would end on your vision diagram. Teams are not expected to produce precise diagrams around this issue.
Question 28
What is the clearance of the I-45 near the study area? We are getting conflicting information.
Teams should have enough information to determine themselves the varying clearances of this freeway and its ramps through the site and larger study area.
Question 29
Can we reroute Buffalo Bayou?
No.
Question 30
In regards to the “tieback” levee system (p.17-18), where is it exactly? Where is the above-grade component that cannot be moved? If we were to reroute Franklin St., would we be able to build onto or into the banks of the bayou?
The condition of the above-grade component can be seen in the site context photos. It is below Franklin Street but above the Bayou and you may choose to build on top of it.
Question 31
According to Houston’s GIS site, Option 2 includes a parcel owned by the railroad that begins on the eastern edge of the new area included in Option 2 that runs all the way to the western edge of the basic site. It covers all of the track area north of the site. Option 2 only includes about 20% of this parcel, and we are not allowed to develop on the tracks. If we choose Option 2, can we assume a right of way or easement over this parcel, can we assume the parcel will be partition and we will only have to buy part of it, or do we have to buy the whole thing?
You should assume the parcel will be split and determine an estimated value for the piece that is developable under Option 2.
Question 32
Can the two ramps connecting I-45 and I-10 on the west side of the site also be realigned under Option 1?
Yes, you should consider these three roadways a “package”. That is, they should all be realigned under Option 1. Keep in mind that teams are not expected to produce engineering-quality diagrams for this realignment.
Question 33
If we go with Option 1 or Option 2, will the site costs of these parcels also need to be included in the cost of the site?
Yes.
Question 34
Can we make assumptions regarding the internal structure of the existing USPS building?
Yes.
Question 35
If we chose Option 2, can we still opt to move the Amtrak station?
No, you can only address the Amtrak Station by selecting Option 1.
Question 36
If we were to chose option 2 for the site boundary (assuming the I-45 interstate would remain in its current location), could we propose alterations to the I-45 HOV lane on the western side of the I-45 interstate (that connects to Franklin St.)?
No, alterations to the I-45 HOV lane on the west of the I-45 connecting to Franklin Street can only be addressed if your team chooses to pursue Option 1.
Question 37
Should we assume that the city bond will cover the cost associated with acquiring the additional property outside of the site for the new I-45 right-of-way?
You should assume that the bond partially financed by 2/3 of your project’s tax increment revenue will cover the cost of the new I-45 right-of-way under Option 1.
Question 38
Is it possible for the developer to own a portion of a building along with another entity?
Yes.
Question 39
Does the 1/3 residential requirement under the TIRZ rules apply to the entire site or just the original 16.3 acres if our team has selected options 1 or 2? Does it apply to land area or square footage?
This requirement applies to the entire site. For the purposes of the Competition, assume that it is refers to the square footage of buildings, minus infrastructure and publically owned buildings/structures, such as open space/public recreation, and REQUIRED parking.
Question 40
Is the Central Houston Foundation a nonprofit/501(c)(3) entity?
Yes.
Question 41
What does “private sector development concepts” refer to on page 21 of the brief?
It refers to the components of your development proposal that are, among other things, designed to make money as opposed to components with a clear community benefit like affordable housing or public open space.
Question 42
On the 16.3 acre development site you stressed that parking could not be developed underground but does that extend to any other type of building space as well?
No, nothing can be built underground in the original 16.3 acre development site.
Question 43
Do the SRO units require the 1.25 parking spaces/unit that efficiency units require?
We have learned that SRO housing is eligible for a parking variance, so please use a rate of 0.5 spaces per unit.
Question 44
Are the 160 SRO housing units required to be separate from the market rate housing, for purposes of amenities, supportive services, case management and security?
No.
Question 45
In setting the rent for the 160 SRO housing units, do we assume the $415 (or lower) per month including utilities rent as stated on the New Hope Fact Sheet? Or if we use a Low Income Housing Tax Credit, can we assume rent as per those standards?
Assume the rent set by New Hope.
Question 46
While there is no underground construction permitted on the 16.3 acre site itself, can we build underneath the tracks north of the site?
Yes, these tracks are not technically part of the site.
Question 47
Can we remove or modify the Smith Street bridges?
You may if you have chosen to pursue Option 2.
Question 48
If we chose Option 2 but do not wish to develop north of the railroad, are we still responsible for paying for that area? Can we develop only directly east of the development site and south of the railroad and pay solely for that portion?
No, if you select either Option 1 or Option 2, you are responsible for all of the parcels that become available and must purchase them.
Question 49
Can we add a bridge to our master plan?
You may add bridges and other rights-of-way to your vision plan – or to your development plan, provided you can account for its construction cost.
Question 50
Can we remove and replace a small area of the “tieback” levee system?
Yes, provided you account for the costs of pursuing this.
Question 51
Are we permitted to use the TIRZ to finance additional public realm infrastructure that is not a result of realigning the highway?
No, as the brief states the totality of your TIRZ revenue must be spent as follows: 2/3 to the City for your share of infrastructure costs, and 1/3 for affordable housing within your development plan.
Question 52
If we are using a different pro forma, do we also have to build the formulas in the one provided by ULI, or just fill in the pertinent numbers where necessary in the ULI-provided summary sheet?
You need to fill in the pertinent numbers into the summary sheet so that it reflects your financial plan.
Question 53
Can we create signaled intersections on our site?
Yes, you may choose to create or expand a signaled intersection on or directly adjacent to your site. You may also indicate new signaled intersections on your larger vision diagram.
Question 54
Could you please define what you mean by supportive housing (pg. 11 in the brief). Looking online it is defined as housing with onsite social service help. Are there additional costs associated with providing onsite space for these offices if this is the case?
The developer is not responsible for operating the SRO housing. In terms of construction, you should plan for amenity space typical of most residential projects. This space is not specialized (i.e., not intended for medical care or other uses with particular configuration requirements).
Question 55
Can images span multiple boards during the competition stage?
Yes, you can configure your presentation layout to include images that span multiple boards.
Question 56
Can we make the following assumptions in our favor about the following in regards to both the existing warehouse and multi-story structures: (1) There are no environmental or bio hazards, such as asbestos or lead paint; (2) the HVAC system has reached the end of its useful life; and (3) they are structurally sound.
Yes.
Question 57
If we would like to have a commuter rail station developed on the rail yard north of the site, can we assume that the station will be in operation by year 1? Will we be responsible for construction costs of the station if it is not located on our parcel?
Yes, you can assume it will be in operation by Year 1 and yes, you are responsible for the construction costs of anything you decide to build on that parcel.
Question 58
Does the SRO housing have to be included in the first phase of our project?
No.
Question 59
If we do not select Options 1 or 2 and choose to move Franklin Street, does the new southern boundary of the basic site includes where Franklin St was located up to the bayou and we can develop this?
Yes, if you choose to move Franklin Street you consider its old ROW that is directly adjacent to the site to be part of your development site.
Question 60
Do we need to purchase Franklin Street’s ROW from the City if we choose to realign it?
You are not required to purchase the former ROW provided you make accommodation for Franklin Street on your development site and deed the new ROW to the City.
Question 61
If we choose to move Franklin Street, does its capacity and Level of Service need to stay as is?
Yes.
Question 62
We have a question about the “10 year development period” on page 18. Is it the goal to have full build out in 10 years, or can we assume a 20 year build out and look at a net present value at 10 years out?
We have assumed a full build-out at 10 years. However, you can elect to assume a full build-out at 20 years (or other time frame) so long as you explain why this decision has provided you with a financial advantage.
Question 63
Are we to provide documentation of where we get our numbers from for the Pro Forma?
Yes.
Question 64
If we choose neither Option 1 nor 2, may we buy the air rights over the rail line and develop that area and hold it privately? (still deeding the area north of the tracks to the city or public agency)?
Yes, you may purchase the air rights for the piece of the rail line directly abutting the 16.3 site no matter which option you choose to pursue or not pursue.
Question 65
After providing the required SRO units, if we still have funds from the 1/3 of TIF money remaining to be used for affordable housing remaining, can we use this money to finance other types of affordable housing?
Yes, you can use the 1/3 of your tax increment to finance any type of affordable housing you choose.
Question 66
Beyond the SRO units, what affordability standard (eg, percent of AMI, etc) should we assume for the affordable housing that we use the 1/3 of our tax increment to help finance?
For the purposes of the Competition, you may assume the affordability standard you find appropriate based on HUD’s FY 2012 Extremely Low (30%), Very Low (50%) and Low (80%) Income Limits
Question 67
We have chosen to do options one and two. Are there any additional with regards to the amount of TIRZ Revenue that is required to go back to the city? and/or limitations on the use of the city bond?
No, the rules and ratios regarding the TIRZ remain the same.
Question 68
On the TIRZ map issued by the City of Houston, it appears that the site is part of the existing Market Square TIRZ. If we choose option 2, should we account for the Market Square TIRZ as well as the new TIRZ district that will be created due to our development or assume no existing TIRZ district funding will affect the site?
For the purposes of the Competition, assume that no existing TIRZ district will impact the site.
Question 69
Does the site of SRO housing need to be 2.52 acres as suggested in Example Project Outline? Are there any other specific development controls for the SRO, such as height?
No, you are free to propose the physical configuration you find most appropriate for the SRO units, keeping in mind what you have learned about New Hope’s general philosophy and principles.
Question 70
If we select Option 2, are we able to bury the portion of the rail-line that is within our development site in addition to the on/off ramp?
No, the rail line must stay as is.
Question 71
Under Option 2, are there any construction restrictions over the off-ramp tunnel that is created?
No.
Question 72
If we were to purchase the right of way for Franklin Street from the city, is it still required to retain level of service and capacity?
Yes. To clarify, you must preserve Franklin Street’s capacity and LOS.
Question 73
Do we need to include the demolition costs for moving streets and other rights-of-way, assuming we’re just relocating these structures within the site, and that they will be rededicated to the city?
Yes, save for the interstate/on-ramp ROWs specifically mentioned as being covered by the TIRZ revenue in Options 1 and 2.
Question 74
Can we use third party graphics, and if so is there a preferred way to credit the source/authors?
It is recommended practice to provide a source (URL or copyright or photographer credit) for all photos or images used that have not been taken or created by team members themselves. These sources can be as discreet as teams feel necessary as to not compromise the display of the image.
Question 75
Should we assume that once the developments are built (whether it be rental housing complex, hotel, office or retail) we will be holding onto them and operating the properties until the end of 10 year hold? Or can we assume that we can either sell the development or lease to an operator upon completion of the buildings? In short, is there any guideline for exit strategy upon completion of the different buildings throughout different phases of construction?
It’s up to you to decide whether or not to sell off parcels and how you will show the financial impact to the owners. Whatever you choose, make sure it’s accounted for in your pro forma summary.
Question 76
Can we use Low Income Housing Tax Credits in our development?
Yes
Question 77
Will we have to partner with New Hope if we propose non-SRO units?
No, you do not have to partner with New Hope beyond the required SRO units specified in the brief.
Question 78
Can we use New Market Tax Credits in our development?
Yes.
Question 79
Similar to Question 55, can we ask that the presentation boards be tiled in a certain way? In other words, can we design our visual presentation with the assumption that they will be viewed in a particular pattern with no gaps?
Yes, the boards will be tiled per your instructions. As per the Brief, “One corner of every sheet must have the team’s four-digit code. The back of each board must indicate the relationship of the board to the entire assemblage of boards so that they may be displayed in the intended format.”
Question 80
If we select Option 2, can we realign the ramps in ways different than tunneling them underground?
Yes, but remember that they still need to maintain the same connections to the interstates they currently serve.
Question 81
Is there a building footprint GIS layer we can have access to?
Unfortunately, there is not.
Question 82
Understanding that we cannot realign it, can we modify the Buffalo Bayou or its banks in other ways?
Generally speaking yes, but be sure to keep in mind the goal of honoring the principles and plans set forth in the Buffalo Bayou Masterplan.
Question 83
As a non-profit charitable organization (CHF), are we eligible for Low Income Housing Tax Credits even though we’re not paying income taxes? If so, how do we account for these credits?
As you know, nonprofits are exempt from paying income taxes, so the tax-related values of the tax credit are meaningless to them. However, there are other benefits for a nonprofit organization in a tax credit project, particularly if they are engaging other investors or partners to help finance their development. If you choose to use LIHTCs as part of your financial plan, you must determine the best way to account for them.
Question 84
We are confused about Franklin Street. Do we need to preserve the capacity and level-of-service if we realign it?
Yes, and we apologize for the confusing wording of Question 60. Franklin Street’s capacity and LOS must be preserved. We encourage teams to think creatively about how to accomplish this if they choose to realign Franklin Street.
Question 85
Do we have to assume that the commuter rail station is operational in year one?
To clarify our answer to Question 57, you should assume that the commuter rail is in operation in year one. However, if you choose to build a commuter rail station as part of your development plan, it does not necessarily need to be in operation by year one.
Question 86
Can we tunnel under Franklin Street?
No, not in its current configuration.
Question 87
Where can we find traffic count data in order to determine volume of service for Franklin Street?
One resource you can use is this interactive map, http://ttihouston.tamu.edu/hgac/trafficcountmap/. Keep in mind that because this is not a traffic engineering competition, teams are not expected to address the retention of Franklin’s LOS and capacity with plans or diagrams of the precision that would be required by a traffic engineer.
Question 88
This question is regarding flood plains and maps. Is there a certain map provided by ULI to determine flood zones? When taking into consideration the flood plain and its associated limitation, should we assume the FEMA 2007 map as the standard?
Please use the most recent FEMA map available as your standard. Because most of downtown Houston is located within the floodplain and the site itself has the above and below-grade flood prevention infrastructure in place, for the purposes of the Competition you can consider most areas of the site buildable. We are not asking teams to address the cost of flood insurance in their financial plans. If your team has determined that to build in a certain area would require additional engineering or grading work, please incorporate those costs into your financial plan.
Question 89
Can we represent changes made in the vision plan in the site plan as well?
Specifically, we ask this question in regards to roadways that, for the purposes of improved circulation, may change slightly in the vision plan, even though they are technically outside the development site.
For the purposes of the Competition, everything that is depicted in your site plan/development plan must be accounted for in your financial plan. If there are roadways in your vision plan directly adjacent to or near the development site that you wish to depict in your site plan, you may do so but must indicate graphically that these are actually part of the vision plan. Keep in mind that you cannot propose development that is based or contingent on proposals made in the vision plan.
Question 90
Are we supposed to approach the financing as if CHF will be the master developer using their endowment as equity? Or are we supposed to approach it as if CHF will purchase the land and ground-lease to a developer?
You can choose how you would like to approach the financing, keeping in mind the end goal of creating income for CHF.
Question 91
As long as CHF owns the land, and it is a 501(c)3, can we assume that they will not have to pay property taxes?
No, not all 501(c)3s and not all activities of 501(c)3s are exempt from property taxes. For the purposes of the Competition, you should assume the CHF must pay property taxes on this land.
Question 91
What should we assume in the way of impact fees and other such fees the City may require us to pay?
As part of their development costs, teams should assume the utility impact fees for residential construction (water and wastewater) as set by the City of Houston. For the purposes of the Competition, teams are not required to address other types of impact fees. You can find information about the water and wastewater impact fees on the City’s Public Works website here, http://www.publicworks.houstontx.gov/planning/development.html.
Question 92
Do Tax Increment Reinvestment Zones only deal with property taxes, or do they include a portion of sales & bed taxes as well?
For the purposes of the Competition, the TIRZ will only deal with property taxes.
Question 93
On page 10 of the brief, it mentions that CHF has acquired the option to purchase the USPS site. Is there a given number that we should use for pricing the land acquisition and take into account in our Pro Forma? Also, is there an assumed number we should use for acquiring the additional land associated with Option 1 or 2?
You must determine the acquisition costs based on the data available to you.
Question 94
Is the TIRZ zone only in place in the site configuration that we had chosen under Options 1 or 2? Or does it encompass the study area outlined in red?
The entire site configuration should be included in the TIRZ (16.3 acres + the additional land under Option 1 or 2). The larger study area in the red outline is not included in the TIRZ.
Question 95
We have a question. In regards to your response to Question 91, only residential wastewater and water impact fees should be included? We should not model wastewater and water impact fees for retail, office, hotel, and institutional uses. Correct?
Yes, that is correct. For the purposes of the Competition, teams can assume that impact fees for nonresidential uses are negated based on the square footage of those uses currently present on the site. In other words, you can assume that the water and wastewater capacity is already reserved for nonresidential uses.