Broaddus Planning Mc Allen Research Park 22 June2011

NAAMREI
McAllen Research & Education Park
Master Plan

Preview Plan Reception
June 22, 2011
NAAMREI: McAllen Research & Education Park

AGENDA

Presentation
1. Strategic objectives of the park and industry best
practices/trends
2. Observations summary:
2 Observations summary:
• Market assessment and stakeholder input outcomes
• Validation of project viability
3. Preview of the Master Plan
• Physical characteristics of the site (location, opportunities,
constraints)
)
• Framework concept, land use diagram, and preliminary master plan
Discussion


BROADDUS PLANNING
THE BROADDUS COMPANIES


Strategic Objectives of the Park
f


NAAMREI INITIATIVE

• Regional Economic Development
• Education Pipeline
• Jobs Creation

Creating
g
opportunity

STRATEGIC OBJECTIVES OF THE RESEARCH PARK

• Create public‐private partnerships that provide joint research,
technology transfer, student internships, faculty and graduate
t h l t f t d ti t hi f lt d d t
student consulting and job opportunities.

• Enhance the growth opportunities of tenant companies through
the creation of a research environment that will foster the
creative talent and interaction of ideas to lead the world in next
creative talent and interaction of ideas to lead the world in next
generation, rapid response advanced manufacturing and mass
customization.

• Achieve world‐ class standards in all aspects of the development
and operation of the McAllen Research Park by establishing an
efficient, management structure and operational platform.


PRINCIPLES

Key Elements:
• Smart Growth land use planning – blending into the
community with pedestrian scale
• g y,
Destination centers fostering a sense of community,
interaction, collaborate and exchange
• Linkage of amenities and destinations while fitting into
the neighboring communities
the neighboring communities
• Focus on renewed livability, open space, pedestrian scale
and quality design
• Research clusters targeting advanced manufacturing,
education and workforce training


INDUSTRY BEST PRACTICES
Trends


CHANGING LANDSCAPE
EVOLUTION OF A RESEARCH PARK

1.    Suburban Development:
‐Research Triangle Park
• Founded:  1959
• Land Area:   7,000 Acres
• Developed Space:   20 Million GSF
• Development Density:  2,850 GSF /Acre
2.     Campus Development:
‐North Carolina State University Centennial Campus
• Founded:  1984
• Land Area:  1,337 Acres
• Developed Space (projected):  9 Million GSF
• Development Density:  6,750 GSF / Acre
3.    Mixed‐Use Development:
‐Johns Hopkins Science + Technology Park
UT
• Founded:  2008Acres
• Land Area: 80
Land Area:  80 Acres
• Developed Space (projected):  3.1 Million GSF
• Development Density:  38,750 GSF / Acre UNC


CHANGING PARADIGM
LAND IS A VALUABLE RESOURCE

Developing Densely:
1. Reduces Infrastructure Distribution Costs
2. Minimizes Storm Water Runoff & Environmental Impact
3.
3 Maximizes Usage of the Land (more gsf/acre)
Maximizes Usage of the Land (more gsf/acre)
4. Encourages Pedestrian Activity, Minimizes Use of Cars
5. Socially Catalytic Creates Spaces for Interaction &
Socially Catalytic – Creates Spaces for Interaction &
Intellectual Exchange


CHANGING PARADIGM
CULTURAL & ECONOMIC SHIFTS

Place is “becoming the central organizing unit of
our economy and society, taking on the role
that used to be played by the large
corporation.” Richard Florida, Rise of the Creative Class.


CHANGING PARADIGM
PARNERSHIPS & COLLABORATION

“As universities consider the pros and cons of partnering with
industry within the context of a research park, they must establish a
new paradigm. They will be able to transcend the old state
capital budget requests and treat the new partnerships as
investments that bring quantifiable returns- creating profit centers
instead of long-term debt to the state’s taxpayers.”
Douglas McQueen
g
Former Executive Director
Association of University Research Parks


OBSERVATIONS SUMMARY
Stakeholder Input


PROCESS MATTERS

Refinement

Development

Vision

Analysis
y

Initiation

Collaborative
Sustainable
Implementable

PLANNING TIMELINE

March 7‐9

May 3‐5

June 21‐22

August 1‐2


STAKEHOLDER ENGAGEMENT

• NAAMREI Research & Education Park Master Plan
Subcommittee
• UTP A
U.T Pan American – E
i Executive Administration, Deans,
ti Ad i i t ti D
Faculty Researchers
• South Texas College – Executive Administration, Faculty,
Staff
• McAllen Economic Development Corporation
• City of McAllen – Councilmember, City Manager, Public
Works, Engineering, Planning
• Hunt Development
Hunt Development
• Verde Realty
• Regional Drainage District
• McAllen Chamber of Commerce
• Workforce Solutions
• Multiple Business Industry interviews
• Representatives/Citizens
• At‐large Community, Business, and Neighbors


Market Assessment Highlights


REGIONAL CONNECTIVITY

LARADO


MARKET ASSESSMENT: PERSPECTIVES

• History, evolution of Maquiladora program
 Paradigm of low jobs + logistics has created foundations
but run its course

• New Focus:
 wealth generation
wealth generation
 talent development strategies
 attracting knowledge‐based jobs
attracting knowledge based jobs

• McAllen Research & Education Park can position
McAllen Research & Education Park can position
region as unique within national & global economies

MARKET ASSESSMENT: APPROACH

• Identify market segments of demand (external
/ internal)
• Regional industry as technology driver
• University research as driver
• Services and amenities needed
• Education / technology assets as magnet
• Regional commercialization capabilities
Regional commercialization capabilities

Validate research park assumptions & strategy

INDUSTRY OUTREACH INTERVIEWS

 Align with NAAMREI & Rio South Texas clusters
 Goal: 20+ interviews
 Interview Guide Topics
Drivers of Location & Business Success
Technologies & Advanced Manufacturing
Workforce Profile
W kf P fil
Facility / Equipment / Service needs
R & D characteristics
R & D characteristics
Strategic Partnerships
Future Plans
McAllen Research Park Perspectives

INDUSTRY INTERVIEW TAKE-AWAYS

• Today’s world: “More than labor costs”
 Central Location
 Labor quality
 International competitiveness
• Focus on reduced cycle time & rapid response
Focus on reduced cycle time & rapid response
• Cost‐reduction through value chain management
• Importance of proximity to R & D resources
Importance of proximity to R & D resources
• Access to training, equipment resources
• Additional business units moving here

NOTABLE QUOTES

• “The area is on the cusp of being truly competitive on
a global basis, especially versus China”.
l b lb i i ll Chi ”

• “The research park would provide an additional
competitive advantage for the area . . . beyond just
the labor market.
the labor market ”

• “W
“We see this type of new initiative as another
thi t f i iti ti th
resource to help with recruiting talent . . . And to help
people develop their skills
people develop their skills”.


EMERGING OPPORTUNITIES

• Balance research park tenant mix between
established and start‐up companies
• Technology and investment from Mexico
gy
• Leverage region’s technology and workforce
assets
• Multi‐university partnerships (regional,
national, international)
national international)
• Start‐ups from university research


CASE STUDY: FIBERIO

• “Disruptive process” to produce nanofibers
• Licensed to start‐up; professional management
recruited; (University retains some equity)
• Outside professional VC investors
• Trajectory of less than 2 years to sales
• Started in 1500 sq. ft. >>> new space = 15,000 sq. ft
• Employment:  grew from 3 to 15+ in one year;
projected at 200  in 5 years
• Continuous R & D  and innovation w/ potential for
additional spin‐outs
ddi i l i

WHAT IF…ENTREPRENEURIAL VISION

If one company can grow to 200 employees in 6 years ….

250

200 Jobs
200

150
Jobs

A

100

50

0
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025


WHAT IF…ENTREPRENEURIAL VISION

What if…One company started every year from now until 2025?

250
A
2,239 Jobs B
C
200
D
E
F
150 G
H
Jobs

I
J
100
K
L
M
50 N
O
P

0
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025


AREAS OF COMMERCIALIZATION POTENTIAL

• Biomedical Focus
Biomedical Focus • Optics
Areas • Energy Storage
• Medical devices • Railroad industry
Railroad industry
• Tissue engineering research
• Materials science
Materials science • X‐ray defraction
X ray defraction
• Manufacturing & • Contract research &
Mechanical testing
g
engineering


CASE STUDY: PROJECT TRASH TALK

• One year old ‐‐ Founders, IP privately‐based from
Monterrey
• Innovative microwave plasma gasification
• Ability to produce synthetic gas from waste and
other feed stocks; multiple technology applications
• P
Partners with US‐based management
i h US b d
• Semi‐virtual staff = 10; forecast = 140‐50 in 5 years
• Phase One “proof of concept” in McAllen
• Research partnership agreement w/ UTPA


Project Validation


PROXIMITY IS A COMPETITIVE ADVANTAGE

• Regional Initiative with a Local
Focus UTPA
McALLEN
MISSION
• Mapping of Key Assets STC

• Cross‐border Convention Center

• Cluster Development McAllen Research and Airport
Education Park
• Rapid Response Manufacturing
STC – Technology
• End‐of‐Life Remanufacturing
End‐of‐Life Remanufacturing Campus

• Demanufacturing
Anzalduras
Bridge

REYNOSA

Note: blue dots indicate regional industrial manufacturing businesses (assets)

RECRUITMENT AND RETENTION

• Attract Industry – Development
• Unique Strategy (not Silicon Valley)
q gy y
• Leverage “Bridge” Location (bilingual)

• Stop the Brain Drain
Stop the Brain Drain
• Youthful Region
• Entrepreneurial Vision
• Desire Local Opportunities

• WORKFORCE DIVERSIFICATION
• “High skilled, high‐paying jobs.”
g , g p y gj


RAPID RESPONSE & DELIVERY

“Big will not beat small anymore.
It will be fast beating slow ”
slow.”
– Rupert Murdoch

• Quick, responsive workforce is attractive
to industry
• Training Testing Hiring
Training , Testing, Hiring
• Research, Innovation

• Higher Education A Priority Component
Higher Education A Priority Component
• Consider Multi‐institutional Collaborations
• Public – Public Partnerships
• Public Private Partnerships
Public – Private Partnerships


BUILDING MOMENT & SUPPORT

• Funding Collaborations
• Money is Tight
y g
• Leverage Private‐sector’s Agility

• Ensure Implementation
Ensure Implementation
• Master Plan a First Step
• Prioritized Development


REGIONAL CONNECTIVTY

Connecting:
• International Community Resources
• Education, Research & Industry to Create Economic Impact
• Living Learning Research Community
Living‐Learning Research Community


MASTER PLAN PREVIEW
Physical Site Characteristics


SITE - DISTANCE

Convention Center

STC
Technology
Campus

Reynosa (3 mi.)


Residential

NEIGHBORS
Palm View
Golf Course
Flood Plain & Golf
Course
High-end
Residential

Nature
Preserve
High-end
Residential
Water
Ruben Treatment
Hinojosa Plant
Pl t Residential
R id ti l
Med to School + City
High-end Recycling
Residential Residential
Mixed-Use Sam Houston
Hotel Ball Park Elem

Mixed-Use

Apartments
STC
Office Technology
Convenience Campus
Sharyland
Business Park


SITE OWNERSHIP OF 406 ACRES
• Hunt Properties
255 Acres

• Verde Development Hunt
71 Acres 225 Acres

• City of McAllen
80 Acres
80 Acres City of
y
Verde       McAllen
71 Acres 80 Acres

Questions and Discussion

EXISTING VEHICULAR CIRCULATION
Vehicular Circulation
Primary Access

Secondary Access

S. Shary Rd.

Rd.
S. Ware R
El Jardin

anta Engracia
Sa
Plantation Grove
Sarah Ave

San Gabriel

ernational
Military Hwy

S. Inte
Pkwy

ACCESS / DRAINAGEWAYS / GREENBELTS
Pedestrian Circulation
Primary Access

Secondary Access

S. Shary Rd.

Rd.
S. Ware R
El Jardin
Greenbelts for

anta Engracia
Pedestrian and
stormwater Olga Ave

Sa
Plantation Grove
Sarah Ave

San Gabriel

ernational
Military Hwy

S. Inte
Pkwy

MASTER PLAN PREVIEW
Framework Plan


VEHICULAR ACCESS – PRIMARY / SECONDARY

S. Shary Rd.

Rd.
S. Ware R
El Jardin Idela Ave

wy
nternational Pkw
Santa Engracia

Olga Ave
S. In
S

Plantation Grove

Sarah Ave

San Gabriel


VEHICULAR ACCESS IS BASED ON 300’ GRID –
FLEXIBLE FOR RESIDENTIAL & MIXED USE


WATERWAYS / GREENBELTS / PEDESTRIAN ACCESS

S. Shary Rd.

Rd.
S. Ware R
El Jardin Idela Ave

wy
nternational Pkw
Santa Engracia

Olga Ave
S. In
S

Plantation Grove

Sarah Ave

San Gabriel


LAND USE DIAGRAM

S. Shary Rd.

Rd.
S. Ware R
El Jardin Idela Ave

wy
nternational Pkw
Santa Engracia

Olga Ave
S. In
S

Plantation Grove

Sarah Ave

San Gabriel


URBAN PLANNING PRINCIPLES:
DENSITY TRANSECT


URBAN PLANNING PRINCIPLES:
DENSITY TRANSECT

S. Shary Rd.

Rd.
S. Ware R
El Jardin Idela Ave

wy
nternational Pkw
Santa Engracia

Olga Ave
S. In
S

Plantation Grove

Sarah Ave

San Gabriel


THE MCALLEN RESEARCH & EDUCATION PARK


DISCUSSION

Broaddus Planning Mc Allen Research Park 22 June2011

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