Center City Housing Incentive Policy
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Center City Housing Incentive Policy

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Housing Incentive Policy for Downtown San Antonio.

Housing Incentive Policy for Downtown San Antonio.

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Center City Housing Incentive Policy Center City Housing Incentive Policy Presentation Transcript

  • City of San Antonio CENTER CITY DEVELOPMENT OFFICECenter City Housing Incentive Policy Infill Development Workshop August 31, 2012 1
  • CENTER CITY IMPLEMENTATION PLAN RECOMMENDATIONS • Increase public investment • Align economic development functions • Improve regulation of development • Create a Housing Finance Strategy 2
  • HOUSING FINANCE STRATEGY• Downtown Core Housing/Hospitality Taskforce• Public Land Disposition• Centro Partnership Strategic Housing Fund• Predictable City Tax Incentives and Investments 3
  • CURRENT POLICY• Process – Proforma Review – Gap Analysis – Incentive Toolkit Analysis – Negotiation• Results – 1,537 housing units – $257 million in private investment – $24.6 million in incentives • $3.8 million in cash grants (15%) – 1 to 10 ratio of public vs private 4
  • WHY A PREDICTABLE INCENTIVE SYSTEM?• Infill development is challenging• Assists in normalizing land values• Reduces the risk for the developer• Attracts developers 5
  • CENTER CITY HOUSING INCENTIVE POLICY• Eligibility – Multi-Family for sale or rental – Must be within ICRIP Target Area • Incentive amount increases if in 1 of 8 Target Growth Area’s; and/or • Adaptive Reuse, Brownfields, or Historic Rehabilitation in the ICRIP.• Goals and Objectives – Historic Rehabilitation – Adaptive Reuse – Brownfields Redevelopment – Transit Oriented Development – Community Use – Mixed Income Development – Good Urban Design 6
  • RECOMMENDED INCENTIVES• Fee Waivers• Real Property Tax Reimbursement Grants• Inner City Incentive Fund Loans• Mixed Use Development Forgivable Loans• NO CASH GRANTS 7
  • INCENTIVE TIERS Tier 1 (light blue) •Urban Core Tier 2 (light brown) •Near River South •HemisFair/Cesar Chavez •Near East Side •Near West Side •Civic Core •Medical District Tier 3 (blue) •River North Tier 4 (yellow) •Midtown 8
  • CITY AND SAWS FEE WAIVERS• Certain City fees are waived as outlined in the ICRIP Policy.• SAWS Impact Fee Waivers to be waived on all housing projects within the ICRIP. • Contingent upon funding availability 9
  • REAL PROPERTY TAX REIMBURSEMENT GRANTS• 10 year tax reimbursement – ICRIP – Icrip• 15 year tax reimbursement – 1 of the 4 Tiers – Adaptive Reuse, Brownfields Redevelopment, Historic Rehabilitation Project in the ICRIP • Historic Tax Exemption or Tax Abatement• Public Benefit – New Housing Starts – Mixed Income Preservation Requirement 10
  • INNER CITY INCENTIVE FUND LOANCategories• Mixed Income• Community Use• Adaptive Reuse• Brownfield Redevelopment• Historic Rehabilitation• High-rise Development• Student Housing• Transit Oriented Development within ¼ mile of the West Side Multi-Modal Center or Robert Thompson Transit Center 11
  • LOAN AMOUNT• Tier 1 (light blue) – $3,000 per category – Not to exceed $6,000 per housing unit• Tier 2 (light brown) – $1,500 per category – Not to exceed $3,000 per housing unit• Tier 3 (blue) – $1,000 per category – Not to exceed $2,000 per housing unit• Tier 4 (yellow) – $500 per category – Not to exceed $1,000 per housing unit 12
  • LOAN AMOUNT• Tier 1 (pink) – $3,000 per category – Not to exceed $6,000 per housing unit• Tier 2 (orange) – $1,500 per category – Not to exceed $3,000 per housing unit• Tier 3 (yellow) – $1,000 per category – Not to exceed $2,000 per housing unit• Tier 4 (green) – $500 per category – Not to exceed $1,000 per housing unit 13
  • INNER CITY INCENTIVE FUND LOAN BONUS• Tiers 1 – 4 – $1,000 per unit if the project includes structured parking – $500 per unit if the project includes Low Impact Development standards 14
  • LOAN TERMS• Fixed rate – one year LIBOR Rate plus 75 basis points• Interest compounds annually• Balloon repayment in year 7• Contingent upon funding availability 15
  • MIXED USE FORGIVABLE LOAN• Loan Amount – $20 per square foot of retail – $10 per square foot of commercial office• 20% forgiven every year for 5 years – Space must be leased – Tenant finish out improvements• Contingent upon funding availability 16
  • POLICY REVIEW• The City or Centro Partnership will initiate a housing study every 3 years. – Inventory – Monitor rates – Identify policy adjustments (if necessary)• Unless the City Council extends and or amends the terms of the CCHIP it will expire on July 1, 2016. 17
  • ADMINISTRATION• Center City Development Office – Process CCHIP applications and agreement – Initiate marketing efforts• Economic Development Department – Monitor agreements 18
  • RECAP• The CCHIP incorporates the goals and objectives of the Implementation Plan.• Establishes a predictable housing incentive system for Center City.• Encourages historic rehabilitation, adaptive reuse, brownfield’s redevelopment, student housing, transit oriented development, and mixed income.• Rewards good urban design. 19
  • City of San Antonio CENTER CITY DEVELOPMENT OFFICECenter City Housing Incentive Policy Infill Development Workshop August 31, 2012 20
  • City of San Antonio Center City Housing Incentive Policy (Approved by City Council _______________, 2012)Section 1. Background and Eligibility:In spring 2011, the Centro Partnership San Antonio initiated the creation of a DowntownStrategic Framework Plan. In an effort to ensure the execution of the Framework Plan, theCenter City Development Office created the Center City Implementation Plan.The Center City Implementation Plan provided recommendations on how to best implementthe Downtown Strategic Framework Plan through increased public investment, creation of ahousing finance strategy, coordinated management, and regulation of development. TheImplementation Plan recommended that the City establish a predictable housing incentivesystem for housing in the Center City. Such a system would assist in normalizing landvalues, provide greater certainty, increase the speed of approvals, and reduce the riskassociated with infill development. Therefore, the Center City Development Officedeveloped the Center City Housing Incentive Policy (CCHIP).The CCHIP incorporates the goals and objectives of the Implementation Plan and providesgreater incentives to housing projects within the Targeted Growth Areas identified in theDowntown Strategic Framework Plan and prioritizes the Downtown Core. The Policyencourages historic rehabilitation, adaptive reuse, brownfield’s redevelopment, and transitoriented development. Finally, the policy rewards good urban design and encouragesmixed use and mixed income development and redevelopment.The CCHIP applies to multi-family rental and for sale housing projects (Projects) within theInner City Reinvestment Policy Target Area. Eligible Projects will receive City Fee Waivers,SAWS Impact Fee Waivers, Real Property Tax Reimbursement Grants, Inner City IncentiveFund Loans, and Mixed Use Development Forgivable Loans based on the terms outlined inthe CCHIP.Section 2. Definitions:Adaptive Reuse – The reuse of a building or structure, usually for a purpose different fromthe original. The term implies that certain structural or design changes have been made tothe building in order for it to function in its new use.Brownfields Redevelopment - Abandoned or underutilized properties where expansion,renovation or redevelopment is complicated by real or perceived environmentalcontamination.Community Use - A Project that includes one or more of the following community-servingamenities: a plaza or open space that is accessible to the public and designed andmaintained to the Citys urban design standards; ground-floor retail space for neighborhood-supporting retail; office or other commercial space offered to non-profit organizations; oreducational, health, recreational, or other essential neighborhood services.High-rise Residential Development – A Project that is at least 75 feet. 1
  • Historic Rehabilitation - The process of returning a property to a state of utility, throughrepair or alteration, which makes possible an efficient contemporary use while preservingthose portions and features of the property that are significant to its historic,architectural and cultural values.Inner City Reinvestment/Infill Policy (ICRIP) – A Policy of the City of San Antonio to promotegrowth and development in the heart of the City, specifically in areas that are currentlyserved by public infrastructure and transit, but underserved by residential and commercialreal estate markets. It is the intent of this policy to coordinate public initiatives withintargeted areas in order to stimulate private investment in a walkable urban community thatare the building blocks of a sustainable region. The ICRIP identifies a range of publicincentives, including regulatory, procedural, and financing incentives.Low Impact Development (LID) - Site development features such as rain gardens,bioswales, pervious pavement and other methods provide a functional use of vegetation orpermeable surfaces to retain storm water and filter its pollutants before the water is divertedto a storm water collection system.Market-Rate Housing – A Project in which more than 85% of the units are priced for rentalor sale subject to market conditions, without temporary or permanent pricing restrictions.Mixed Income Housing – A Project in which at least 15% of the housing units are priced forrental or sale to households or persons at or below 80% of the Area Median Income.Project – A multifamily rental or for sale housing development within the ICRIP.Structured Parking - Parking facilities that are constructed in or as part of a Project. Doesnot apply to surface parking.Student Housing – A Project in which the majority of the housing units are occupied by fulltime students registered at an accredited post secondary institution.Targeted Growth Areas - The Downtown Strategic Framework Plan identified 8 TargetedGrowth Areas for housing redevelopment. These areas are well positioned for residentialgrowth and mixed use development based on an assessment of market momentum,physical capacity for growth, and proximity to areas with established neighborhoodcharacter. The 8 Target Growth Areas include Midtown/River North, Downtown Core, CesarChavez/Hemisfair Corridor, Near River South, Medical District, Civic Core, Near East Side,and Near West Side.Transit Oriented Development - A Project designed to maximize access to public transport.Often incorporates features to encourage transit ridership.Section 3. Geographic AreaThe level of incentives provided by the CCHIP is based on the Project’s location within theICRIP Target Area (Exhibit A). The level of incentive will increase if the Project is within 1 ofthe 8 Targeted Growth Areas’. The 8 Targeted Growth Areas include Midtown/River North, 2
  • Downtown Core, Cesar Chavez/Hemisfair Corridor, Near River South, Medical District, CivicCore, Near East Side, and West Side Multimodal/UTSA (Exhibit B).In an effort to simplify the Policy, the Targeted Growth Areas have been re classed into 4Incentive Tiers. Exhibit C illustrates each of the 8 Targeted Growth Areas and the 4Incentive Tiers and also includes a boundary description for each area. 1. Tier 1 – Downtown Core 2. Tier 2 – Near West Side, Near East Side, Civic Core, Cesar Chavez/Hemisfair, Medical District, Civic Core, and Near River South 3. Tier 3 – River North 4. Tier 4 - MidtownSection 4. Fee WaiversProjects within the ICRIP Target Area will receive City Fee Waivers as permitted by theInner City Reinvestment Infill Policy.Projects within the ICRIP Target Area will receive a SAWS Fee Waiver equal to 100% oftheir SAWS water and impact fees. The SAWS Fee Waiver is contingent upon fundingavailability. SAWS allocates funding on annual basis for this incentive program.Section 5. Real Property Tax Reimbursement GrantProjects within the ICRIP target area will receive a Real Property Tax Reimbursement Grant(Grant). The City’s real property tax increment generated as a result of the Project is thefunding source of the Grant. If a Project is within a Tax Increment Reinvestment Zone it willreceive a rebate up to 100% of the previous year’s real property tax increment remitted tothe City over a period of time that is determined based on the Projects geographic locationor type. The rebate is based on the City’s participation level in the Tax IncrementReinvestment Zone where the Project is located. If a Project is not within a Tax IncrementReinvestment Zone it will receive a rebate of 66% of the previous years real property taxincrement remitted to the City over a period of time that is determined based on theProject’s geographic location or type.The period over which the Grant will be disbursed will be either 10 or 15 years dependingon the Project’s geographic location or type. A Project will receive a Grant that is disbursedfor 10 years if it is located within the ICRIP Target Area. A Project will receive a Grant thatis disbursed for 15 years if it is located within 1 of the 4 Tiers or if it is an Adaptive Reuse orBrownfields Redevelopment Project in the ICRIP Target Area.Additionally, if the Project qualifies for a Historic Tax Exemption or Historic Tax Credit perthe Office of Historic Preservation the Tax Rebate Grant and the Tax Credit or Exemptionwill be used together when possible in order to maximize the incentive.If a Project is a market rate rental project it is required to maintain 10% of its housing unitsat the Project’s first year rental rate per square foot, adjusted for inflation in accordance withthe Consumer Price Index (CPI) for the San Antonio-New Braunfels MSA, for the term of theGrant. 3
  • Section 6. Inner City Incentive Fund LoanProjects within 1 of the 4 Tiers qualifies for an Inner City Incentive Fund Loan (Loan) if theProject meets certain Categories. Project Categories include the following:1. Mixed Income2. Community Use3. Adaptive Reuse4. Brownfield Redevelopment5. Historic Rehabilitation6. High-rise Residential Development7. Student Housing8. Transit Oriented Development within ¼ mile of the West Side Multi-Modal Center or Robert Thompson Transit CenterThe total Loan amount is calculated per housing unit and varies based on the Tier that aProject is located in and is as follows: Tier 1 – A Project in Tier 1 will receive $3,000 per housing unit for each of the Categories it meets and will not exceed $6,000 per housing unit. Tier 2 – A Project in Tier 2 will receive $1,500 per housing unit for each of the Categories it meets and will not exceed $3,000 per housing unit. Tier 3 - A Project in Tier 3 will receive $1,000 per housing unit for each of the Categories it meets and will not exceed $2,000 per housing unit. Tier 4 – A Project in Tier 4 will receive $500 per housing unit for each of the Categories it meets and will not exceed $1,000 per housing unit.If the Project meets the Mixed Income or Student Housing Category it must remain MixedIncome or Student Housing for the term of the Real Property Tax Reimbursement Grant.Additionally, a Project qualifies for a Loan bonus equal to $1,000 per housing unit if itincludes structured parking that accommodates the housing units and $500 per housing unitif it incorporates Low Impact Development features. The per unit Loan bonus amount is thesame for all Tiers.Rate on the Loan is a fixed rate equal to the one year LIBOR Rate on the date the loan isexecuted plus 75 basis points with interest compounding annually through the repayment inyear 7. The Loan will be disbursed upon proof of the following: (1) receipt of a buildingpermit and (2) project financing. However, Loans are contingent upon available funding.City Council allocates Inner City Incentive Funds (ICIF) through the annual budget process.Section 7. Mixed Use Forgivable LoanA Project will receive an 0% Inner City Incentive Fund Forgivable Loan for retail andcommercial tenant finish-out improvements in an amount equal to $20 per square foot oftotal first floor retail and $10 per square foot of total commercial office space. 20% of the 4
  • entire Forgivable Loan amount will be forgiven annually over a 5 year period provided thespace is leased for at least 80% of the term and that the Forgivable Loan is a direct pass-through to the initial tenant of the space to be used exclusively for tenant finish-outimprovements. However, Forgivable Loans are contingent upon available funding. CityCouncil allocates Inner City Incentive Funds through the annual budget process.Section 8. CCHIP ExceptionsAny exceptions to the CCHIP require City Council approval.Section 9. CCHIP Review and TermThe City will initiate a housing study for the CCHIP area every three years to inventory thetotal number of housing units, monitor the rental rates and sales values, and identify anynecessary adjustments to the policy. Unless the City Council extends and or amends theterms of the CCHIP it will expire on July 1, 2016.Section 10. Recapture ProvisionsCCHIP Agreements will include a provision for the recapture of the incentives (e.g. grantsand loans) in the event Agreement terms and requirements are not met. These recaptureprovisions will survive any subsequent assignment of the Agreement.Section 11. Administration of the CCHIPThe Center City Development Office will administer the CCHIP.Section 12. Legal DocumentsThe legal documents used to officiate this policy include the CCHIP Application and theCCHIP Incentive Agreement as described in Exhibits D and E. The City Attorney’s Office, inconjunction with the City Manager or her designee, may negotiate additional terms of theagreement as long as those terms do not change the total incentive amount. The CityManager or her designee will be the signatory of the agreement. 5
  • EXHIBIT A PERRIN BEITEL RD JO NES STARCREST DR RE REST BV O DR M ECKHERT RD ET L RD CA M ALTS W I ED JA H D EAGLEC AC M CK SR SO ZB RD HE BE RG N WALZEM RD UR KE OC R LL W NE ER BA GD EB ER BA CO ND HU BC MC CULLOUGH AV ER NA OC RD AR K RD N BASSE RD HA D E EISENHAUER RD WEST AV AG VANCE JACKSON EISENHAUER RD EV LL Y BROADWAY ER CA S HW RD IN NEW BRAUNFELS AV N RD ST AU OM BASSE RD BASSE RD FR SS ED RITTIMAN RD I GR ER IC H K AC SB ZB UR D BLANCO RD R G UR SAN PEDRO AV H FRESNO ST RD C YW A ZB RD RD R RR U IN W GU ST CL OUD HA HILDEBRAND AV E SE QUILL DR W D D MR IN R RA U ST RD A ST N A ING OL D IN GU BINZ ENGLEMAN BENRUS BV FUNSTON PLACE SE WO ODLAWN BINZ ENGLEMAN ZARZAM OR FR AV W ED WO ODLAWN ER AV E IC K CULEBRA SB CALLAGHAN RD RD 36TH ST NW ST M AR UR CULEBRA G AV RD WALTERS ST N W W WHITE RD N ACKERMAN RD FOSTER RD N N YS ST MI 24TH ST NW ST HACKBERRY ST N L ITA COLO RADO GEMBLER RD FL N RY O COMM ERCE RD R ST W DR ES N ST ST COLISEUM W FRIO ST N O N M LA 24TH ST SW A HOUSTON ST E 36TH ST SW COM FM 13 M ER 46 CE S TE 0 W Y9 GUADAL UP MARBACH RD W E ST DU A ST S DH RA OL ST M E RD AL NG ACME RD S VIL L AM O MARTIN L KING R A CALLIES SR BV TR O ST S CAS O ST ZARZAM OR ARY ST E S MULLEN S ST BRAZOS S ST S TO LI WALTERS ST S RD S A RO G LA O RD ST CUPPLES N ND TY GE NERAL MC CI AV RIGSBY AV/US HWY 87 DT RIGSBY AV O RI AN FOSTER RD S F MI L OB PECAN HACKBERRY ST S ITA PR NEW BRAUNFELS AV S RY MALONE ST VALLEY DR W SW W W WHITE RD S ST DR S COMMERCIAL AV DIVISION AV TO BV E LI RO SS SO UTHC GA MI SOUTHCROSS E NO L ITA ME RY D PR FLO MIS IN DR A ES BA W SOUTHCROS S S W SOUTHCROSS W R ES SE AS IO N MI L TS MEDINA BA ST I RD SE RD TA RY S D RS NEW BRAUNF W MILITARY RAY EL DR SW SE LI SO MILITARY DR SW MIL DR N BV ITA RY ITA PLEASANTON RD RY MIL DR SE W RD ROOSEVELT AV EL S W A W GO AN HI COMMERCIAL AV TE NT L Y IAD W RD I QU RD H TON FWY O RD L ED M AL IS R HI RS LD SI A LA EB O PE EW N RA RD N ASHLEY RD ND POTEET JOURDAN T RD GILLETTE BV PR ES AR D/T XS PU R1 22 S TX SP UR 12 2 TO RD S RD US PALO AL HW ER Y1 ST 81 FM 1 FO S US HW 9 37 Y1 RD 81 HWY 281 S P OL NO SO D DO RD CO UT HT RP G ON IN US RD W CH UE RI BL ST I RD T R SE ME SO FM NO YE 19 3 SR D FM 7 25 3 N EA 7 LR M D SENIOR RD A R TI N EZ HWY 16 S LO SO APPLEWHITE RD YA Expressways Major Roads Target AreaData Source: City of San Antonio Enterprise GIS, Bexar Metro 911, Bexar Appraisal District Inner City Reinvestment/Infill Policy City of San Antonio Planning and Development Services Department Per Ordinance 2011-05-12-0388 May 12th, 2011"Thi s Geo gra p hi c In form atio n S ystem P rod u ct, re ce ive d fro m The C i ty o f S an Anto ni o is p ro vid ed "a s is" w ith ou t w a rran ty of an y ki nd , a nd th e Patrick Howard, AICP 5,000 0 5,000Ci ty o f S an Anto ni o e xpr ess ly di scl ai ms a ll e xp ress ed an d im pl ie d w arr an ti es , i ncl ud in g b ut no t lim ite d to the imp li ed wa rra ntie s o f me rch a ntab il ity a ndfi tn e ss for a p ar ti cu la r p u rpo se . Th e C ity of Sa n An ton io do es n ot w arra n t, gu a ran tee , o r ma ke a ny re p rese n ta tio ns re ga rd in g the use , or the res ul tsof th e u se , o f th e in form ati on p ro vid ed to yo u b y th e C ity o f Sa n A nton io in te rms o f c orre ctn ess , a ccu rac y, re li ab il ity, time li ne ss o r o the rw ise . Interim DirectorTh e e nti re ri sk as to th e re su lts an d p er fo rma nc e o f a ny i nfo rma ti on ob tai ne d fro m th e C ity o f Sa n A nto ni o is e nti rel y ass um ed b y the rec ip ie nt.""Ple a se co nta ct th e re sp on sib le Ci ty of Sa n An to n io D e pa rtmen t fo r sp eci fic d eter min ati on s." Development Business Service Center Feet Map C rea ted b y: Pr eston Tri nkl e Map C rea tion Da te : 1 7 Feb . 2 01 1 1901 S. Alamo Map Fi le L oca ti on : IC RIP.mxd San Antonio, TX 78204 PDF File na me: 11 02 GP05 .p df
  • EXHIBIT BDOWNTOWN STRATEGIC FRAMEWORK PLAN TARGET GROWTH AREAS
  • EXHIBIT C FULTON AVE FULTON AVE FULTON AVE LAUREL HEIGHTS PLACE TULETA PERSHING AVE W GRAMERCY PLACE E GRAMERCY PLACE WARNER AVE AGANIER AVE W GRAMERCY PLACE MARTINE E KINGS HWY NEER AVE CAPITOL W GRAMERCY PLACE QUEEN ANNE CT ALPINE KINGS CT R RD ETHEL CT Z CREE W KINGS HWY E KINGS HWY SHOOK AVE BELLVIEW W KINGS HWY ELMHURST AVE £ ¤ 281 RIVE KA W SUMMIT Y S E SUMMIT LEDG W SUMMIT E LN AR PARLAND LOUISE Y KE TM PR CA PEARL CT NS IN W AGARITA AVE W AGARITA AVE W AGARITA AVE E AGARITA AVE FUNSTON PLACE RL C FR ES ET W AGARITA AVE US HWY 281 N E RIPLEY AVE MILTON S O DE PA N B CLAREMONT AVE RI W MULBERRY AVE W MULBERRY AVE SS MICHIGAN AVE E CK W MULBERRY AVE U T SB EN RE UR AV NATALEN AVE GA O N RD W HUISACHE AVE W HUISACHE AVE E HUISACHE AVE G R RD MCCULLOUGH AVE MA TRAIL ST TRAIL IR DEWBERRY A ALLIS W MAGNOLIA AVE W MAGNOLIA AVE ELEANOR BREEDEN ST EY E MAGNOLIA AVE EM WEST UL SL HOWARD ST AGANIER AVE CARLETON BE GRANT AVE IRA WE EAS RR ROAD S-12 W MISTLETOE VALENTINO PLACE HOME N FLORES ST Y RD RIVE TENDICK MA HU AV DR TD E MISTLETOE G NO MP E SS AY LIA H RE L 3 D S- NE R R RD Y CE W W WOODLAWN DR ROA AN AR D BELKNAP ST AC R EE CH MO OA E WOODLAWN U A R E LP N FR BR EW AC TA T 1 N NAVIDAD W CRAIG P E CRAIG PLACE OO E OAK CA 28 LACE W CRAIG PLACE PL DE E CRAIG PLACE DL BRACKENRIDGE N NEW BRAUNFELS AVE AW ROAD S-27 Y RI N L HW EC S EL CK E RUSSELL PLACE RA BEEBE LOOP N SABINA D IG SB W RUSSELL PLACE US P BUCK RD LIN VALDEZ LA DUNSTUN RD UR C E POST AVE N PINE ST G STANLEY RD Mid-town RD W FRENCH PLACE E FRENCH PLACE GILLESPIE W ASHB Y W FRENCH PLACE FRENCH CT ST ANN RD LEWIS ST M PLACE ROSE LN ST EY BLANCO RD ARMY BLVD PO ER N TRIN TERRY CT RY W ASHBY PLACE LE CINCINNA TIL RD VA TI AVE LER MIL AR OS LR AGANIER AVE A CE ITY HESS T W COURTLAND PLACE EA BRAHAN BLVD E COURTLAND PLACE SH US WILSON ST N PINE ST UNIVERSIT KREMPKAU BY HW S-5 Y PL Y2 US AD 81 RO B AC LISCUM RD UNIVERSIT HW Y PVT RD E N CUNNINGHAM AVE NUE H A R VA R D WAVERLY HICKMAN ST WEYMOUTH E DEWEY PLACE WJ Y W DEWEY PLACE FT SAM HOUSTON KENS UNIVERSITY OS 28 1 KENDALL ST EP AVE N VE YALE AVE HI N E ELMIRA ST JEFFREY ES AC APPL ROAD S-6 N HICKMAN ST INGTO YALE AVE N MAIN AVE CE ER N FLORES ST A T GILLESPIE PASCHAL E LOCUST ST WG SS SOAPSUDS ROW MERIDIAN KENTUCK PRINCETO RA RD Y AVE N YS ROAD S-6 S ON ALLIN N AVE TINER W MYRTLE SANDOVAL G CORN ELL ST EL S T OGDEN ST OC STAFF POST RD W MYRTLE ST TA W MYRTLE ST US NIKA ST CORN ELL CORN ELL E MYRTLE ST TS NES ISLE T EM SA N PE PARK CT YR KAR SAN PEDRO AVE TLE E JOSEPHINE ST W PARK AVE E PARK AVE ST IH CULEBRA DRO CR RD ROAD 32 LOOP ST 1 0W W LAUREL T E GRAYSON ST ST EN C RG RE EE K ROAD S-7 S COMETA W EVERGREEN E EVERGREEN EVE OWEN AC SPOFFORD WILLOW ST W LAUREL C T UP PE R ST MULLEN QUITMAN ST N OLIVE ST CE A SC LOMB RAN ST T PEA WC NUE O LS SS RL P HI ARS RE ACH N HACKBERRY ST MUTH EF MAVERICK ST E ST KWY ON RE O LL RE W LAUREL ST E LAUREL ST AV CO S E CARSON N COMA L ST RD DE U A LAM AVE LOMB RAN IR E LA D LEWIS ST N TRINITY O RIC 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