The document analyzes market conditions for residential, retail, office, and hotel uses in downtown Waco. It finds that the residential market is driven by Baylor students renting apartments, home prices are relatively affordable, and new residential product is lacking. The retail market typically attracts smaller stores downtown, while big box stores locate elsewhere. Much of the office space downtown needs renovation to attract tenants. Convention and visitor traffic has fueled Waco's hotel market, and there is an opportunity to capture more demand with a renovated convention center.
This document discusses land use in urban areas. It begins by asking questions about how land is used and what land uses can be identified from different data sources. It then presents several models of urban land use, including the Burgess, Hoyt, and MEDC models. Each model divides a city into concentric zones based on land use types such as residential, industrial, and commercial. The document discusses characteristics of different zones like the CBD, inner city, inner suburbs, and outer suburbs. It also contains questions to test the reader's understanding of urban land use patterns.
IDBS was formed by combining the experience of Excel Homes, All American Building Systems, and Mod-U-Kraf, totaling over 300 years of experience in multi-family and commercial construction. IDBS uses modular construction techniques to build a variety of project types across the country, including apartments, hotels, military housing, senior living, student housing, and more. Their controlled factory environment allows them to complete projects faster while meeting high standards for quality, sustainability, and design.
This document discusses land use in urban areas. It begins by asking questions about how land is used and what land uses can be identified from different data sources. It then presents several models of urban land use, including the Burgess, Hoyt, and MEDC models. It discusses characteristics of different urban land use zones, such as the CBD, industrial zone, inner city, inner suburbs, and outer suburbs. It also provides examples of land use classification into five zones. In conclusion, the document examines questions about sustainable urban redevelopment and how retail provision has changed over time with the rise of out-of-town shopping centers, e-tailing, and clone towns.
Here are the key terms related to plate tectonics:
- Plate: A massive, rigid slab that comprises the Earth's lithosphere.
- Plate boundary: The line between two tectonic plates.
- Convergent boundary: Where two plates collide, with one sliding under the other.
- Divergent boundary: Where two plates are moving away from each other.
- Transform boundary: Where two plates slide past each other horizontally.
- Subduction zone: Where one plate sinks beneath another into the mantle at a convergent plate boundary.
- Continental crust: The rocky crust under the continents.
- Oceanic crust: The denser crust under the oceans.
I hope this
This portfolio document summarizes Manas Murthy's work from 2008-2011 focusing on urban design and architecture projects. It includes summaries and images from projects such as a Rugby Clubhouse in Wales, redevelopment of a hospital site in Wales, a pattern book for building types in Scotland, housing prototypes in Wales, conservation area assessment in Newport, urban form analysis in The Hague, strategic studies for Birmingham and Cardiff, and a neighbourhood extension design in Cardiff.
Fakharuddin has over 25 years of experience working in secretarial, document control, and procurement roles in engineering, construction, and hospitality. He is proficient in document management systems and Microsoft Office. Currently he works as a Secretary and Document Controller at Al Habtoor Leighton LLC where he receives, files, and distributes documents, prepares reports, and assists with procurement.
The document discusses different types of style sheets used in CSS:
1. External style sheets store style rules in separate .css files and are linked to HTML pages using <LINK> tags.
2. Internal style sheets define rules within <STYLE> tags in the <HEAD> section.
3. Inline styles directly assign styles to elements using the style attribute.
The advantages of style sheets include separating content from presentation, enabling consistent styling across pages, and easy updating of styles globally.
This document discusses land use in urban areas. It begins by asking questions about how land is used and what land uses can be identified from different data sources. It then presents several models of urban land use, including the Burgess, Hoyt, and MEDC models. Each model divides a city into concentric zones based on land use types such as residential, industrial, and commercial. The document discusses characteristics of different zones like the CBD, inner city, inner suburbs, and outer suburbs. It also contains questions to test the reader's understanding of urban land use patterns.
IDBS was formed by combining the experience of Excel Homes, All American Building Systems, and Mod-U-Kraf, totaling over 300 years of experience in multi-family and commercial construction. IDBS uses modular construction techniques to build a variety of project types across the country, including apartments, hotels, military housing, senior living, student housing, and more. Their controlled factory environment allows them to complete projects faster while meeting high standards for quality, sustainability, and design.
This document discusses land use in urban areas. It begins by asking questions about how land is used and what land uses can be identified from different data sources. It then presents several models of urban land use, including the Burgess, Hoyt, and MEDC models. It discusses characteristics of different urban land use zones, such as the CBD, industrial zone, inner city, inner suburbs, and outer suburbs. It also provides examples of land use classification into five zones. In conclusion, the document examines questions about sustainable urban redevelopment and how retail provision has changed over time with the rise of out-of-town shopping centers, e-tailing, and clone towns.
Here are the key terms related to plate tectonics:
- Plate: A massive, rigid slab that comprises the Earth's lithosphere.
- Plate boundary: The line between two tectonic plates.
- Convergent boundary: Where two plates collide, with one sliding under the other.
- Divergent boundary: Where two plates are moving away from each other.
- Transform boundary: Where two plates slide past each other horizontally.
- Subduction zone: Where one plate sinks beneath another into the mantle at a convergent plate boundary.
- Continental crust: The rocky crust under the continents.
- Oceanic crust: The denser crust under the oceans.
I hope this
This portfolio document summarizes Manas Murthy's work from 2008-2011 focusing on urban design and architecture projects. It includes summaries and images from projects such as a Rugby Clubhouse in Wales, redevelopment of a hospital site in Wales, a pattern book for building types in Scotland, housing prototypes in Wales, conservation area assessment in Newport, urban form analysis in The Hague, strategic studies for Birmingham and Cardiff, and a neighbourhood extension design in Cardiff.
Fakharuddin has over 25 years of experience working in secretarial, document control, and procurement roles in engineering, construction, and hospitality. He is proficient in document management systems and Microsoft Office. Currently he works as a Secretary and Document Controller at Al Habtoor Leighton LLC where he receives, files, and distributes documents, prepares reports, and assists with procurement.
The document discusses different types of style sheets used in CSS:
1. External style sheets store style rules in separate .css files and are linked to HTML pages using <LINK> tags.
2. Internal style sheets define rules within <STYLE> tags in the <HEAD> section.
3. Inline styles directly assign styles to elements using the style attribute.
The advantages of style sheets include separating content from presentation, enabling consistent styling across pages, and easy updating of styles globally.
This document summarizes the responses from an instant poll conducted at a planning workshop for the Lancaster Corridor area. The poll included questions about demographics of attendees, how they use the corridor, and their preferences for future development. Key results include that over half of attendees live within 3 miles of the corridor and use it for work and errands. There was strong support for mixed-use development including senior housing, additional restaurants and grocery stores, and a job training center. Respondents favored a theater pub/restaurant and community center over other entertainment options. Most believed incubator space and small retail services were needed along the corridor.
This document summarizes the results of a survey of over 3,300 residents in East Baton Rouge Parish about their priorities and vision for the future of the parish. Key findings include that respondents prioritized improving the economy and revitalizing downtown neighborhoods. A majority said they would support public transit and connecting the parish to other areas by rail. Respondents also favored preserving wetlands and open spaces over constructing new roads. The survey provides insight into residents' preferences to guide planning decisions for the parish.
The document summarizes the results of a telephone survey conducted for the Beaverton Civic Plan. Key findings include:
- 30% of respondents were familiar with the Civic Plan
- 62% supported creating an Urban Renewal District
- Canyon Road improvements and additional streets to relieve congestion were top priorities
- 59% supported public parking lots and 57% supported enhancing the bike lane network
- 60% supported investing in new open spaces
The steering committee's top priority initiatives included Canyon Road improvements, a Broadway Festival Street, adopting an Urban Renewal plan, and investing in creeks, plazas and public art.
Beaverton Civic Plan October 27th Open House Polling Resultsfregoneseassociates
This document summarizes an open house for Beaverton's Civic Plan. It discusses proposed strategies for the central city, including transportation improvements, parks and open spaces, and redevelopment. It also discusses strategies for land use and housing citywide, including creating mixed-use centers and prioritizing housing for different demographic groups. Attendees provided feedback through polling questions on these proposals. Next steps include finalizing the plan document and presenting it to City Council in early 2011.
The document summarizes the results of a citywide workshop on Beaverton's Civic Plan. Participants focused on revitalizing the central city around the Round and Transit Center, enhancing Beaverton Creek as an amenity, and improving transportation connectivity. Ideas included mixed-use development north of Farmington Road, integrating creeks into new public spaces, and evaluating couplet systems or calming traffic on Canyon Road to better connect areas divided by rail and highways.
The document summarizes the results of a citywide workshop in Beaverton, Oregon on September 27, 2010 regarding the Beaverton Civic Plan. Key topics discussed included central city revitalization, central city creeks and amenities, and transportation. Workshop participants focused new development north of Beaverton-Hillsdale Highway, with a mix of uses including housing, commercial, civic and parks/open spaces. Ideas for enhancing Beaverton Creek and improving connectivity across transportation barriers like the railroad tracks were also discussed. Different options for the road network around the central city like couplet pairs and two-way streets were considered, with various tradeoffs noted.
This document provides an overview of coastal best practices for adapting to flooding and sea level rise. It discusses Louisiana's coastal context and patterns of development. It then describes an atlas being created to gather data to inform community planning. Next, it outlines strategies for community adaptation, including preventing flooding through barriers, adapting to occasional floods, and relocating as a last resort. Examples of each strategy are given from locations around the world. Finally, building prototypes and structural strategies are mentioned as future topics.
The document presents an interim report on developing a master plan for Superstition Vistas to guide future decision-making over the coming decades. It discusses creating a sustainable community by focusing on balanced development, water conservation, energy efficient buildings, and transportation systems that reduce auto use. The report examines population projections ranging from 261,000 to over 1 million for Superstition Vistas and considers regional values and trends. It also provides an overview of four development scenarios being tested with descriptions of scenario A.
The interim report presents four scenarios (A, B, C, D) for the future development of Superstition Vistas based on population projections, land use, transportation networks, job-housing balance, carbon footprint, water usage, and economic development strategies. Scenarios are evaluated based on acres of land developed, amount of open space preserved, transportation and building emissions, water demand, and suitability for attracting priority industries in three tiers over time. Compact, connected development is found to reduce emissions and water usage the most while supporting a range of industry growth.
The document summarizes the results of two community sessions held to discuss planning for the future of Superstition Vistas, a development in Arizona. Over 200 people attended the first session in Apache Junction and 70 attended the second in Anthem. Participants answered questions about demographics, priorities for development, and preferences regarding housing, transportation, jobs and the environment. A preferred development scenario will be created based on the input to best reflect what attendees want for their children and grandchildren. State land reform and investments in transportation were also discussed.
The document describes two scenarios - Scenario S and Scenario X. Scenario S is the preferred alternative and focuses on creating mixed-use centers around major transportation areas like transit hubs. It plans for a few regional centers and many neighborhood centers to provide close access throughout the area. Scenario S results in lower vehicle miles traveled, higher walk/bike and transit use, and reduced transportation emissions compared to Scenario X. Scenario X continues current trends with less dense, more auto-oriented development and no regional transit.
The document outlines forecasts for population growth and economic development across different zones in a parish from March to June. It projects that the Southern Growth Zone will see the best economy and focus of service industry growth. The EBR "T" area is planned for focused redevelopment and transit improvements to connect north and south downtown as an economic hub. The Northern Employment and Logistics zone is seen having potential for airport and business park expansion if a proposed loop is constructed. The Rural Parish region is forecast to see little growth pressure due to a lack of infrastructure and will likely remain in a natural state.
Here are some key considerations for organizing the City to help implement and incentivize place-based development:
1. Establish a dedicated development department or authority within the City structure that is focused solely on facilitating development projects from start to finish. This centralizes expertise.
2. Provide this group with dedicated funding sources and the ability to assemble land, write down deals, and offer targeted incentives to get priority projects off the ground. Land assembly and incentives are critical tools.
3. Engage in comprehensive planning for priority areas to establish a shared vision and guidelines for the types and intensities of development desired, along with supporting infrastructure needs. This provides predictability and coordination.
4. Proactively market sites and opportunities to
Here are the key points relating the Economic Development Strategy to where development should be focused in Greater Downtown Waco given its large size:
- Focus initial catalytic projects in areas that will have the biggest impact, such as near existing assets like Heritage Square and City Hall. Smaller pilot projects can activate underutilized spaces.
- Prioritize areas with potential for high density, mixed-use development within walking distance of the core downtown and transit stops. This includes areas near Baylor and along major corridors leading to other activity centers.
- Leverage Greater Downtown's assets like the Baylor campus, libraries, parks and open spaces by concentrating new development in surrounding areas to create active hubs connected by improved pedestrian and transit infrastructure.
This document discusses using prototypes and a return on investment (ROI) model to evaluate potential development scenarios. It provides examples of building prototypes like mixed-use, residential, retail, and industrial buildings. The ROI model is used to physically and financially model different development options. Case studies from Tulsa, Oklahoma and Portland, Oregon are described where building prototypes were created and an analysis of redevelopment potential was conducted by assessing property values.
The document discusses demographic trends in the United States, including an aging population and increasing number of households without children. It also addresses trends in employment, income, crime rates, and population forecasts for Baton Rouge, Louisiana. Specifically, it notes that East Baton Rouge Parish's population is projected to decline slightly by 2030 while the Baton Rouge metro area grows. The document outlines different approaches to community planning, including traditional top-down models and more collaborative workshops that engage the public.
The document summarizes the results of a focus group discussion on developing guiding principles for downtown Waco. It notes that 14 focus groups were held with 74 people providing input. That input will be compiled and used at a workshop in November with a committee to develop the guiding principles. The focus group discussion included visions for downtown such as having local services, commercial developments on the river, being diverse and embracing all cultures, having more parks and recreation, and making east Waco vibrant.
The document discusses context sensitive solutions (CSS) for designing major urban thoroughfares to make them more walkable. CSS aims to balance safety, mobility, community objectives and the environment. It focuses on tailoring design to the surrounding context, including the street classification and context zone. CSS emphasizes flexibility, multimodal transportation prioritizing pedestrians and bicyclists, and public involvement. Street design elements like roadside zones, intersections and networks are discussed in relation to creating walkable environments.
The document provides an agenda and overview for a downtown planning workshop held in Waco, Texas. The agenda includes welcome remarks, mapping and visioning exercises, and sharing plans with the group. Background information discusses making the planning process inclusive, regional demographic shifts, the need for amenities near work, and case studies of successful downtown redevelopments. Participants then engage in exercises to map their visions for downtown, including transportation, land uses, and riverfront design. Their plans are presented and analyzed to help inform a future concept plan and implementation strategies for downtown Waco.
Digital Marketing with a Focus on Sustainabilitysssourabhsharma
Digital Marketing best practices including influencer marketing, content creators, and omnichannel marketing for Sustainable Brands at the Sustainable Cosmetics Summit 2024 in New York
Anny Serafina Love - Letter of Recommendation by Kellen Harkins, MS.AnnySerafinaLove
This letter, written by Kellen Harkins, Course Director at Full Sail University, commends Anny Love's exemplary performance in the Video Sharing Platforms class. It highlights her dedication, willingness to challenge herself, and exceptional skills in production, editing, and marketing across various video platforms like YouTube, TikTok, and Instagram.
This document summarizes the responses from an instant poll conducted at a planning workshop for the Lancaster Corridor area. The poll included questions about demographics of attendees, how they use the corridor, and their preferences for future development. Key results include that over half of attendees live within 3 miles of the corridor and use it for work and errands. There was strong support for mixed-use development including senior housing, additional restaurants and grocery stores, and a job training center. Respondents favored a theater pub/restaurant and community center over other entertainment options. Most believed incubator space and small retail services were needed along the corridor.
This document summarizes the results of a survey of over 3,300 residents in East Baton Rouge Parish about their priorities and vision for the future of the parish. Key findings include that respondents prioritized improving the economy and revitalizing downtown neighborhoods. A majority said they would support public transit and connecting the parish to other areas by rail. Respondents also favored preserving wetlands and open spaces over constructing new roads. The survey provides insight into residents' preferences to guide planning decisions for the parish.
The document summarizes the results of a telephone survey conducted for the Beaverton Civic Plan. Key findings include:
- 30% of respondents were familiar with the Civic Plan
- 62% supported creating an Urban Renewal District
- Canyon Road improvements and additional streets to relieve congestion were top priorities
- 59% supported public parking lots and 57% supported enhancing the bike lane network
- 60% supported investing in new open spaces
The steering committee's top priority initiatives included Canyon Road improvements, a Broadway Festival Street, adopting an Urban Renewal plan, and investing in creeks, plazas and public art.
Beaverton Civic Plan October 27th Open House Polling Resultsfregoneseassociates
This document summarizes an open house for Beaverton's Civic Plan. It discusses proposed strategies for the central city, including transportation improvements, parks and open spaces, and redevelopment. It also discusses strategies for land use and housing citywide, including creating mixed-use centers and prioritizing housing for different demographic groups. Attendees provided feedback through polling questions on these proposals. Next steps include finalizing the plan document and presenting it to City Council in early 2011.
The document summarizes the results of a citywide workshop on Beaverton's Civic Plan. Participants focused on revitalizing the central city around the Round and Transit Center, enhancing Beaverton Creek as an amenity, and improving transportation connectivity. Ideas included mixed-use development north of Farmington Road, integrating creeks into new public spaces, and evaluating couplet systems or calming traffic on Canyon Road to better connect areas divided by rail and highways.
The document summarizes the results of a citywide workshop in Beaverton, Oregon on September 27, 2010 regarding the Beaverton Civic Plan. Key topics discussed included central city revitalization, central city creeks and amenities, and transportation. Workshop participants focused new development north of Beaverton-Hillsdale Highway, with a mix of uses including housing, commercial, civic and parks/open spaces. Ideas for enhancing Beaverton Creek and improving connectivity across transportation barriers like the railroad tracks were also discussed. Different options for the road network around the central city like couplet pairs and two-way streets were considered, with various tradeoffs noted.
This document provides an overview of coastal best practices for adapting to flooding and sea level rise. It discusses Louisiana's coastal context and patterns of development. It then describes an atlas being created to gather data to inform community planning. Next, it outlines strategies for community adaptation, including preventing flooding through barriers, adapting to occasional floods, and relocating as a last resort. Examples of each strategy are given from locations around the world. Finally, building prototypes and structural strategies are mentioned as future topics.
The document presents an interim report on developing a master plan for Superstition Vistas to guide future decision-making over the coming decades. It discusses creating a sustainable community by focusing on balanced development, water conservation, energy efficient buildings, and transportation systems that reduce auto use. The report examines population projections ranging from 261,000 to over 1 million for Superstition Vistas and considers regional values and trends. It also provides an overview of four development scenarios being tested with descriptions of scenario A.
The interim report presents four scenarios (A, B, C, D) for the future development of Superstition Vistas based on population projections, land use, transportation networks, job-housing balance, carbon footprint, water usage, and economic development strategies. Scenarios are evaluated based on acres of land developed, amount of open space preserved, transportation and building emissions, water demand, and suitability for attracting priority industries in three tiers over time. Compact, connected development is found to reduce emissions and water usage the most while supporting a range of industry growth.
The document summarizes the results of two community sessions held to discuss planning for the future of Superstition Vistas, a development in Arizona. Over 200 people attended the first session in Apache Junction and 70 attended the second in Anthem. Participants answered questions about demographics, priorities for development, and preferences regarding housing, transportation, jobs and the environment. A preferred development scenario will be created based on the input to best reflect what attendees want for their children and grandchildren. State land reform and investments in transportation were also discussed.
The document describes two scenarios - Scenario S and Scenario X. Scenario S is the preferred alternative and focuses on creating mixed-use centers around major transportation areas like transit hubs. It plans for a few regional centers and many neighborhood centers to provide close access throughout the area. Scenario S results in lower vehicle miles traveled, higher walk/bike and transit use, and reduced transportation emissions compared to Scenario X. Scenario X continues current trends with less dense, more auto-oriented development and no regional transit.
The document outlines forecasts for population growth and economic development across different zones in a parish from March to June. It projects that the Southern Growth Zone will see the best economy and focus of service industry growth. The EBR "T" area is planned for focused redevelopment and transit improvements to connect north and south downtown as an economic hub. The Northern Employment and Logistics zone is seen having potential for airport and business park expansion if a proposed loop is constructed. The Rural Parish region is forecast to see little growth pressure due to a lack of infrastructure and will likely remain in a natural state.
Here are some key considerations for organizing the City to help implement and incentivize place-based development:
1. Establish a dedicated development department or authority within the City structure that is focused solely on facilitating development projects from start to finish. This centralizes expertise.
2. Provide this group with dedicated funding sources and the ability to assemble land, write down deals, and offer targeted incentives to get priority projects off the ground. Land assembly and incentives are critical tools.
3. Engage in comprehensive planning for priority areas to establish a shared vision and guidelines for the types and intensities of development desired, along with supporting infrastructure needs. This provides predictability and coordination.
4. Proactively market sites and opportunities to
Here are the key points relating the Economic Development Strategy to where development should be focused in Greater Downtown Waco given its large size:
- Focus initial catalytic projects in areas that will have the biggest impact, such as near existing assets like Heritage Square and City Hall. Smaller pilot projects can activate underutilized spaces.
- Prioritize areas with potential for high density, mixed-use development within walking distance of the core downtown and transit stops. This includes areas near Baylor and along major corridors leading to other activity centers.
- Leverage Greater Downtown's assets like the Baylor campus, libraries, parks and open spaces by concentrating new development in surrounding areas to create active hubs connected by improved pedestrian and transit infrastructure.
This document discusses using prototypes and a return on investment (ROI) model to evaluate potential development scenarios. It provides examples of building prototypes like mixed-use, residential, retail, and industrial buildings. The ROI model is used to physically and financially model different development options. Case studies from Tulsa, Oklahoma and Portland, Oregon are described where building prototypes were created and an analysis of redevelopment potential was conducted by assessing property values.
The document discusses demographic trends in the United States, including an aging population and increasing number of households without children. It also addresses trends in employment, income, crime rates, and population forecasts for Baton Rouge, Louisiana. Specifically, it notes that East Baton Rouge Parish's population is projected to decline slightly by 2030 while the Baton Rouge metro area grows. The document outlines different approaches to community planning, including traditional top-down models and more collaborative workshops that engage the public.
The document summarizes the results of a focus group discussion on developing guiding principles for downtown Waco. It notes that 14 focus groups were held with 74 people providing input. That input will be compiled and used at a workshop in November with a committee to develop the guiding principles. The focus group discussion included visions for downtown such as having local services, commercial developments on the river, being diverse and embracing all cultures, having more parks and recreation, and making east Waco vibrant.
The document discusses context sensitive solutions (CSS) for designing major urban thoroughfares to make them more walkable. CSS aims to balance safety, mobility, community objectives and the environment. It focuses on tailoring design to the surrounding context, including the street classification and context zone. CSS emphasizes flexibility, multimodal transportation prioritizing pedestrians and bicyclists, and public involvement. Street design elements like roadside zones, intersections and networks are discussed in relation to creating walkable environments.
The document provides an agenda and overview for a downtown planning workshop held in Waco, Texas. The agenda includes welcome remarks, mapping and visioning exercises, and sharing plans with the group. Background information discusses making the planning process inclusive, regional demographic shifts, the need for amenities near work, and case studies of successful downtown redevelopments. Participants then engage in exercises to map their visions for downtown, including transportation, land uses, and riverfront design. Their plans are presented and analyzed to help inform a future concept plan and implementation strategies for downtown Waco.
Digital Marketing with a Focus on Sustainabilitysssourabhsharma
Digital Marketing best practices including influencer marketing, content creators, and omnichannel marketing for Sustainable Brands at the Sustainable Cosmetics Summit 2024 in New York
Anny Serafina Love - Letter of Recommendation by Kellen Harkins, MS.AnnySerafinaLove
This letter, written by Kellen Harkins, Course Director at Full Sail University, commends Anny Love's exemplary performance in the Video Sharing Platforms class. It highlights her dedication, willingness to challenge herself, and exceptional skills in production, editing, and marketing across various video platforms like YouTube, TikTok, and Instagram.
IMPACT Silver is a pure silver zinc producer with over $260 million in revenue since 2008 and a large 100% owned 210km Mexico land package - 2024 catalysts includes new 14% grade zinc Plomosas mine and 20,000m of fully funded exploration drilling.
Building Your Employer Brand with Social MediaLuanWise
Presented at The Global HR Summit, 6th June 2024
In this keynote, Luan Wise will provide invaluable insights to elevate your employer brand on social media platforms including LinkedIn, Facebook, Instagram, X (formerly Twitter) and TikTok. You'll learn how compelling content can authentically showcase your company culture, values, and employee experiences to support your talent acquisition and retention objectives. Additionally, you'll understand the power of employee advocacy to amplify reach and engagement – helping to position your organization as an employer of choice in today's competitive talent landscape.
Industrial Tech SW: Category Renewal and CreationChristian Dahlen
Every industrial revolution has created a new set of categories and a new set of players.
Multiple new technologies have emerged, but Samsara and C3.ai are only two companies which have gone public so far.
Manufacturing startups constitute the largest pipeline share of unicorns and IPO candidates in the SF Bay Area, and software startups dominate in Germany.
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How are Lilac French Bulldogs Beauty Charming the World and Capturing Hearts....Lacey Max
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in the American Kennel Club's annual survey of the country's most
popular canines. The French Bulldog is the new top dog in the
United States as of 2022. The stylish puppy has ascended the
rankings in rapid time despite having health concerns and limited
color choices.”
Structural Design Process: Step-by-Step Guide for BuildingsChandresh Chudasama
The structural design process is explained: Follow our step-by-step guide to understand building design intricacies and ensure structural integrity. Learn how to build wonderful buildings with the help of our detailed information. Learn how to create structures with durability and reliability and also gain insights on ways of managing structures.
Best practices for project execution and deliveryCLIVE MINCHIN
A select set of project management best practices to keep your project on-track, on-cost and aligned to scope. Many firms have don't have the necessary skills, diligence, methods and oversight of their projects; this leads to slippage, higher costs and longer timeframes. Often firms have a history of projects that simply failed to move the needle. These best practices will help your firm avoid these pitfalls but they require fortitude to apply.
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- Adoption of Business Frameworks
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- KPIs and Performance Metrics
- Learning and Adaptation
- Alignment and Cascading of Scorecards
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- Systematic strategy formulation and execution.
- Framework flexibility and automation.
- Enhanced alignment and strategic focus across the organization.
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5. OPPORTUNITY TO ATTRACT A WIDER VARIETY OF AUDIENCES FOR
RESIDENTIAL DOWNTOWN WITH WALKABILITY AND AMENITIES
STRENGTHS
Large student body and small amount of on-campus
housing creates a strong market audience for apartments
and affordably priced single family homes and condos
Riverfront serves as an amenity, opportunity to draw
audience by river-oriented product
Proximity Heritage Square serve as focal points for
downtown area
Ease of access to both Dallas and Austin through I-35
Sites of cultural interest and entertainment, including
proximity to BU sporting event facilities, serve as areas of
interest for downtown residents.
Heritage Quarters- new student apartments in downtown Proximity to downtown jobs (in particular government,
insurance and retail employers)
CHALLENGES
Perception of Downtown's quality of life deters many
potential buyers
Not an established residential location (lack of variety of
product)
Lack of appetite for dense residential development
Lack of local serving retail
Challenges associated with retrofitting older buildings or
building new projects downtown
Direct competition with lower-cost suburban homes
Austin Avenue Flats- newly constructed condo building with many
units leasing
4 02-12283.00
6. RESIDENTIAL MARKET IS DRIVEN BY BAYLOR STUDENTS,
WITH MAJORITY CHOOSING RENTAL PRODUCT
Apartment market driven by proximity
to Baylor University and Central
Newly constructed student Business District
apartments, Heritage Square, is Emerging rental market
commanding the highest rents downtown includes new New urban product such as Austin
per unit at $1.50/sf. This construction condominium
quality construction and
Avenue Flats and Praetorian Lofts
apartment is performing well in
lease-up, mostly due to its high rehabilitation of existing are renting for more than $1.00/sf.
level of amenities. product into loft style Highest premium for rental above
apartments. retail.
Dorm style apartments for Baylor
Older apartments Students are highly amentized and
target retail and carry hefty rents of $1.30-$1.50/sf.
manufacturing and are rented by room. Other new
employees. Rents
communities with the same quality of
average $0.80/sf.
amenities but do not rent by room
have rents around $1.00/sf.
Many Baylor students choose to live
in older communities, east of campus
that rent for $0.60 to $0.90/sf.
Baylor University area has student-
oriented apartments both in student
Individually owned-professionally
dorm and traditional apartment style. managed condominiums and
townhomes compete with the older
traditional apartments.
Newly constructed Residences at
Central Texas Marketplace
appeal to hospital, education and
skilled-manufacturing employees.
Rents average $0.90 /sf.
Greater Downtown Waco
SOURCE: RCLCO
Apartment Communities
5 02-12283.00
7. MOST NEWER COMMUNITIES RENT FOR MORE THAN $1.00 PER
FOOT, STUDENT- DORM STYLE APARTMENTS ARE CLOSER TO
$1.50
Wgt. %
Relevant Price Under-
Apartment Per Total grad
Communities Occ SF Units student
1 Behrens Lofts 93% $1.02 57 25%
2 Austin Avenue
92% $1.68 49 30%
Flats
3
Praetorian Lofts 100% $1.16 12 25%
4 LL Sams Lofts 100% $1.11 126 95%
5 75%,
7 Aspen Heights 100% $1.20 107 100%
1 4 in 2008
3 2 6
Abby Glen 92% $1.00 168 100%
6
7 Heritage
75% $1.45 368 100%
Quarters
8 The Grove 98% $1.34 192 100%
5
One bedrooms appear to be the most popular
8 floorplan downtown. Not many are available and
more young professions or grad students look for
apartments downtown
Greater Downtown Waco
SOURCE: RCLCO
6 02-12283.00
8. HOME PRICES ACROSS WACO ARE RELATIVELY AFFORDABLE: THE
DOWNTOWN AREA HAS THE AMONG THE MOST AFFORDABLE AND
IS NOT AN ESTABLISHED FOR-SALE RESIDENTIAL LOCATION
Higher end GREATER
homes are DOWNTOWN
located in more AREA
suburban
locations
around the lake
Source: Trulia, Claritas 2008
7 02-12283.00
9. THE DOWNTOWN AREA CURRENTLYLACKS NEW RESIDENTIAL
PRODUCT, EXISTING HOMES ARE VERY AFFORDABLY PRICED
Waco has virtually no new single
family homes available in Waco city
limits.
Older, more established
single family Austin Avenue Lofts and other loft
neighborhoods: Dean- buildings downtown were first
Highlands, North Waco, conceived as condo buildings but
Brook Oaks. Ranging in sales have been slow, priced from
price from $60,000- $119-495K. Units are currently for
$150,000. rent from $850 to $2,400/month.
Single family homes are priced very
Austin affordably with an average sales
Avenue Lofts price $130,000, or $45/SF.
Listing prices within the downtown
area average under $100,000.
Old Waco
High Most single-family and multi-family
homes around Baylor are investment
properties for Baylor student rentals.
Currently on-hold redevelopment of
the old Waco High site will add
Older, less established Baylor neighborhood is a roughly 70 new affordable condos to
single-family homes , mixture of single family downtown.
majority of listing pricing and multifamily homes.
from $30,000-$75,000.
SOURCE: RCLCO
Greater Downtown Waco
8 02-12283.00
11. THE DOWNTOWN AREA ENJOYS A VARIETY OF RETAIL MARKET
AUDIENCES, REPRESENTS AN OPPORTUNITY TO ATTRACT NEW
RETAIL USES
STRENGTHS
Strong downtown convention and visitor traffic
will serve downtown retail
Government and insurance jobs will fuel office-
serving retail and restaurants
Growing downtown residential population could
fuel local-serving retail
Large student body represents a strong market
audience for local-serving and boutique retail
Unique entrepreneurship program at Baylor
Shops at River Square include restaurants and local boutique retail could spur boutique store-front opportunities for
stores, targeting Baylor students and downtown employees.
students
CHALLENGES
Household incomes present challenges for
recruiting retailers with narrow locational
criteria
Majority of existing space downtown is older
space with smaller floorplates, makes
attracting larger tenants difficult
Large amount of obsolete retail space begs
redevelopment
Majority of large-scale retailers located along
Valley Mills Drive and 340 Loop
Major regional retailers are already present at large centers in the Lack of night-time population could be difficult
market, eg. Central Texas Marketplace
for grocery stores or restaurants to survive
10 02-12283.00
12. THE DOWNTOWN AREA TYPICALLY ATTRACTS SMALLER FORMAT
RETAILERS, WITH THE BIG BOX STORES LOCATING ALONG VALLEY
MILLS AND I-35
Downtown renovation is beginning in
the Heritage Square and River
The western part of the River Square is new
Square area.
study area includes office/retail development with a
mostly vacant variety of boutique shops and
New trolley system linking Baylor to
dilapidated street front restaurants. This development the downtown area will bring a
retail is very popular among Baylor greater interest to downtown retail
students and downtown
employees.
and restaurants
Valley Mills Drive
Corridor includes lower Downtown street-front retail around
density older strip retail
with regional serving Heritage Square rents from $12-
tenants. $16/SF.
Downtown residents and students
must travel to suburban centers to
Heritage Square area has been
shop
redeveloping in the last few
years, offering renovated and
Rents at large suburban centers
new construction space. range from $17-$20/SF, with
Tenants include restaurants, restaurant/outparcel space renting
bars, and coffee shops serving from $12-$16/SF.
downtown employees,
conventioneers ,and visitors
Wal-Mart Planned Town Center development
anticipates rents of roughly $20/SF
Richland Mall , built in 1980 for space. Well over current
and renovated in 1996,and is
more than 700,000 square Central Texas Marketplace is a
downtown average.
feet. Main tenants are newly constructed 700,000 square
Dillards and JCPenney and foot power center. Major national
Movie Theater. tenants include Belk, Sports
Greater Downtown Waco
Authority and Bed Bath and Beyond. Retail under 10K SF
SOURCE: RCLCO, Costar Retail over 10K SF
11 02-12283.00
13. DOWNTOWN RESIDENTS AND VISITORS MUST DRIVE OUTSIDE THE
DOWNTOWN AREA FOR MUCH OF THEIR SHOPPING NEEDS
Relevant Lease
Key Total
Retail Occ Rates
Tenants SF
Comps (NNN)
EXISTING RETAIL CENTERS
1 Ninfa’s,
River Square Crickets Bar 92,874 100% $16
and Grill,
2
HEB Center HEB 77,534 97% N/A
3 1
7
3 Heritage Square Bar, 7,85
Square Retail 2 100% $17
Olive Branch
2 OUTSIDE GREATER DOWNTOWN AREA
8 4 Tractor
Waco
Supply 160,000 89% $12
Commons
Store
4 5 Central Texas Marshalls,
700.000 93% $20
Marketplace Belk
6 Dillards, JC
Richland Mall 708,068 98% $15
6 Penny
PLANNED AND PROPOSED
7 61,000
Town Square N/A total N/A $20-$25
5 planned
8 Speight Ave. N/A 4,000 N/A $24
SOURCE: RCLCO
Greater Downtown Waco
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15. MUCH OF DOWNTOWN OFFICE SPACE IN NEED OF REHABILITATION
TO ATTRACT NEW TENANTS
STRENGTHS
Study area encompasses central business district with
notable historic buildings
Concentration of government and insurance employers
Walkability creates active daytime population, attractive
to employees
Proximity to I-35
Redevelopment downtown (including Chamber of
Commerce and Roosevelt building) could spur further
development
Regional serving airport
Redevelopment downtown, catalyzed by Heritage Square and Quality infrastructure and streetscape
Chamber Building (left)
CHALLENGES
Developable land underutilized with extensive parking
lots
Many major employers are located outside of the study
area and CBD
Lack of traditionally office using employers in the MSA
Large amount of obsolete and vacant space in need of
redevelopment
Asking rents for quality space are high compared to
suburban space
Lack of service-oriented retail for office workers
Vacant Waco Tribune Building
14 02-12283.00
16. DOWNTOWN REPRESENTS 40% OF THE OCCUPIED OFFICE SPACE
WITHIN THE MSA
Office market in downtown Waco is small
and comprised of mostly of insurance,
finance, government and emerging telecom
tenants..
Downtown office space rents from $6/ SF
for older street front space to $18/SF for
River Square
high-rise space.
The Roosevelt
Office leasing above $18/SF is sparse,
many companies will settle for lower quality
Office space intermixed with retail
centers along N. Valley Mills
space under $18/sf.
Road and Bosque Boulevard. The newly renovated Roosevelt is currently
100% occupied and had rents of $18/SF but
offered concessions.
Downtown office space, mostly The Roosevelt shows a pent-up up demand
built from 1910-1950, is in need of for newer office space but it did not produce
renovation. Many office tenants net- new tenants. Mostly relocations from
are in need of better quality space other lower quality space downtown.
Cluster of office space along N. Valley Mills
and Bosque Blvd. are achieving roughly
Legend Crossing $15/SF.
Currently proposed office at Legends
Crossing is looking to collect the highest
rents in the city of $22.50 to $24.50/SF.
Greater Downtown Waco
Downtown Office
SOURCE: RCLCO, Costar Suburban Office
15 02-12283.00
17. WACO EXISTING OFFICE TENANTS ARE COST SENSITIVE, MOST WILL
NOT RENT SPACE FOR MORE THAN $18/SF REGARDLESS OF THE
QUALITY Avg.
Relevant Lease
Office Total Rates
Comps Key Tenants SF Occ. (NNN)
EXISTING OFFICE
1 Seg-it, LAN Inc.,
River Nelson Law Firm,
20,500 61% $16
Square New England
Financial
2 National Lone Star Legal
Floyd's Aid, Central TX 57,332 91% $18
Building Social Services
3 Naman, Howell,
Smith & Lee, July
The Business
3 1 110,510 100% $16
Roosevelt Services, Pakis,
2 6
Giotes, Page &
5 Burleson
4
4 Bank of
Bank of America 15,727 75% $12
America
5 Kress
N/A 40,374 $17
Building
6 Wells
Wells Fargo 218,168 100% N/A
Fargo
Greater Downtown Waco
SOURCE: RCLCO
16 02-12283.00
19. CONVENTION AND VISITOR TRAFFIC HAS FUELED WACO’S
HOTEL MARKET, OPPORTUNITY TO CAPTURE MORE OF THIS
DEMAND WITH RENOVATED CONVENTION CENTER
STRENGTHS
Close proximity to major entertainment venues
Immediate access to convention center
Adjacent to Central Business District
Strong regional access
Strong demonstrated performance
Proximity to Baylor University
Recently renovated Hilton at the Convention Center
CHALLENGES
Seasonality of tourists, convention, and student
activity
Large amount of delapidated underperforming
product
Limited tourist-serving retail and entertainment
options
Lack of major airport
Hotel Waco
18 02-12283.00
20. HOTELS WITH ADR’S ABOVE $75 ARE THE STRONGEST
SEGMENT OF THE MARKET WITH 63% OCCUPANCY IN 2008
Average hotel quality is low in Waco,
yet consistent demand will continue
to grow with the renovation of the
convention center and visitor traffic
due to Baylor athletics
Downtown hotels Occupancy among the 29 hotels
targeting business and Waco area hotels (including
convention travelers
downtown hotels) through 1Q 2009 is
with proximity to
convention center and at 51% and is down 6% from 2008
bulk of financial and Revenue per room, however,
government offices
increased roughly 12% from 1Q 2008
to 1Q 2009.
The Waco hotels are geared towards
Hotels along I-35 target mid-priced business travelers,
highway travelers and conventioneers, weekend sport
visitors to Baylor travelers.
athletics
Many hotels downtown are also
oriented toward I-35 travelers.
The Hilton hotel, recently renovated,
carries the bulk of the business and
convention demand. It boasts an
occupancy of 70%
SOURCE: Waco Convention & Visitors Bureau, TravelTex Greater Downtown Waco Hotel Location
19 02-12283.00
21. FEW UPSCALE HOTELS IN WACO, MANY ROOMS
UNDER $90 PER NIGHT
Typical
# of Room
Relevant Room Rate
Hotel Comps s Range1
1 Hilton 196 $119
Courtyard
2 153 $109
by Marriott
Residence
3 78 $100
Inn
1 4 Hotel Waco 114 $80
2 4
3
5 Clarion 148 $89
Best
6 84 $80
5 Western
6 7 La Quinta 102 $67
7
Econo
8 53 $64
Lodge
8
SOURCE: RCLCO 1 Based on weekday rack rate, August 2009
20 02-12283.00
22. FUTURE OPPORTUNITIES ASSESSMENT
Waco Existing Conditions and Market Assessment
Future Market Opportunities
• Opportunity by Land Use
• Target Markets
• Long-Term Demand Figures
21 02-12283.00
24. MODERATE DEMAND EXISTS WITHIN DOWNTOWN WACO FOR
NEW LARGE-SCALE OFFICE SPACE
Economy is relatively healthy in Waco but the fastest growing
employment sectors, namely healthcare and education, are
not users of conventional office space.
Other large Waco employment sectors including manufacturing
and trade, transportations, and utilities typically locate in
warehouse and industrial space outside of the urban core
To date, the corporate office market has had a price ceiling of
approximately $18/sf, limiting the opportunity for new
construction office projects
The market in Waco has largely been driven by government,
insurance, and finance tenants.
The Roosevelt, at approximately 110,00 SF
Large companies seeking build-to-suit opportunities (larger is a good example of a recently renovated
floorplates, newer buildings, air & light quality, updated office building in Waco
features) may be attracted to new construction or rehab
opportunities in Downtown Waco
23 02-12283.00
25. OVER THE NEXT FIVE YEARS DOWNTOWN IS LIKELY
TO ADD ABOUT 75,000 SF OF OFFICE SPACE
Statistical demand analysis shows that
downtown can support approximately 76,000 SF
of additional office space by 2015 and 350,000
by 2025. The demand is likely to be split
between rehab projects and build-to-suit
opportunities.
Additional office demand could be driven by the
introduction of one or more large corporate
users into the downtown market or through
economic development efforts to recruit new
tenants from an emerging office using sector
such as information and technology.
Example of rehabbed small office space (LoDo
Denver, CO.)
02-12283.00
27. THE BULK OF DOWNTOWN RESIDENTIAL DEMAND EXISTS
FOR PRODUCT OFFERED AT $250K & BELOW1
Demand for residential units primarily exists for units priced
$150,000 and below for multifamily units and $250,000 for
single-family homes.
Young professional households and some students are
typically more flexible and willing to buy into downtown
neighborhoods before all residential amenities, including retail
and green space have been put in place.
Example of Midrise condominium project
Younger households are most likely to seek out locations
directly within entertainment districts as they are more likely to
take full advantage of the entertainment benefits and more
willing to put up with the challenges (parking, noise, event
crowds)
The target market audience (below age 44) currently makes up
nearly 70% of the downtown area
Initially, the empty-nester (age 45 and up) market will be
shallow but has the potential to grow over time if the downtown
is able to become a more established residential neighborhood
and can connect successfully to existing cultural amenities. Example of a small lot single family home
1 See Exhibit III-1 for statistical demand analysis and underlying assumptions
26 02-12283.00
28. RCLCO PRIMARY HOME STATISTICAL DEMAND MODEL
ANNUAL NEW HOME DEMAND WITHIN PRIMARY MARKET AREA1
AGE AND INCOME QUALIFIED NEW HOME DEMAND 2009-2014
Primary • Income Qualified • % Buy New Attached3
Market Area X • Annual turnover rate2 X • Downtown Capture
Owners • % Remain owners
DEMAND
Primary FOR UNITS
• Income Qualified • % Buy New Attached PRICED
Market Area X • Annual turnover rate X • Downtown Capture $110,000
Renters • % Renters become owners TO
$375,000
Primary
Market Area • % Buy New Attached
New X • Income Qualified X • Downtown Capture
• % Owner Households
Households
1The 2
Primary Market Area (PMA) is defined as the Waco MSA. Turnover is defined as those households that move within a given year
3 Attached product includes condominiums or townhomes
27 02-12283.00
29. DEMAND FOR FOR-SALE PRODUCT DROPS OFF SHARPLY
ABOVE $200,000
2009-2014 Annual Statistical Demand for Units in Downtown by
Price Point
New or Rehabbed Multifamily and Small Lot Single-Family Homes
70
Single Family
Multifamly
22
37
13
13
12 6
7 4 2
Less than $112,000- $150,000- $188,000- $250,000-
$112,000 $150,000 $188,000 $250,000 $375,000
28 02-12283.00
30. AT $120K - $200K PRICE RANGE, PURCHASING A ONE-OR TWO-
BEDROOM COMPARABLE CONDOMINIUM IS 30% LESS EXPENSIVE
THAN RENTING IN WACO
Avg. Monthly Monthly Monthly Tax Total Actual Cost of
Unit Type Purchase Mortgage Property Condo Saving Housing Rent 3 Owning vs.
Price 1 Payment2 Taxes 4 Fees6 s5 Cost Renting
One Bedroom $119,000 $574 $228 $110 ($214) $699 $950 -$251 (-26%)
Two Bedroom $200,000 $1062 $422 $170 ($395) $1,259 $1,870 -$611 (-33%)
Comparing the rents at Austin Avenue Lofts, the monthly cost of owning a one bedroom
condominium is roughly $251/month less than renting at the building and a two bedroom will cost
roughly $611 less per month – or 26% and 33% less than renting, respectively. This represents
an unmet and underlying demand for for-sale condominium product downtown.
Mortgage Assumptions
Down Payment 15%
Marginal Tax Rate 28%
Interest Rate 5.50% 1 Price based on conceived pricing from Austin Avenue Lofts
2 Reflects an average payment, assuming a three-year hold period, on a 30 year mortgage
Condo Fees $0.15/sf 3 Current rents at the Property
4 Based on City of Waco tax rate of $2.56 mills per $100.
5 Calculation based on property tax plus interest expense at 28% tax rate
6 Assumption of potential condo fees on site
29 02-12283.00
32. RCLCO STATISTICAL DEMAND MODEL FOR RENTAL UNITS
ANNUAL RENTAL DEMAND WITHIN PRIMARY MARKET AREA1
AGE AND INCOME QUALIFIED NEW RENTAL DEMAND 2009-2014
• Income Qualified
Primary
• Annual turnover rate • % Rent New
Market Area X • % Remain renters
X
Renters • Downtown Capture
• % Rent apartment vs. home
DEMAND
FOR NEW
RENTAL
UNITS
Primary
Market Area • Income Qualified • % Rent New
New X • % Renter Households X • Downtown Capture
Households • % Rent apartment vs. home
1The 2
Primary Market Area (PMA) is defined as the Waco MSA. Turnover is defined as those households that move within a given year
31 02-12283.00
33. DEMAND FOR MULTIFAMILY RENTAL PRODUCT IS PRIMARILY BELOW
$875 BUT MUCH OF DEMAND IS DRIVEN BY STUDENTS WHO TEND TO
HAVE ROOMMATES
2009-2014 Annual Statistical Demand for Rental Units in Downtown
by Price Point
39
9
6
1
less than $875 $875 - $1250 $1250 - $1875 $1875 - $2500
Monthly Rent
32 02-12283.00
34. STUDENT TARGETED APARTMENTS ARE A
VIABLE OPTION DOWNTOWN
Rental product is a logical fit for Downtown
• Demonstrated demand at projects like Heritage
Quarters, offering amenities such as fitness
center, pool, lounge area and access to
downtown, have performed very well.
• The newly implemented bus route connecting
Recently constructed Heritage Quarters are student targeted
Baylor to Heritage Square, in addition to planned
apartments in Downtown Waco retail offerings and downtown events, should
enhance the appeal of downtown living for
students and young professionals.
• High quality apartments would appeal to a broad
market audience, particularly students and
downtown employees seeking flexibility and
affordability
• Rental properties are attractive to landowners or
developers seeking long-term holds on income
The Praetorian lofts have a mix of students and young producing assets.
professionals
33 02-12283.00
36. DOWNTOWN WACO HAS A VARIETY OF MARKET AUDIENCES
BUT ONLY CAPTURES 33% OF THEIR POTENTIAL
EXPENDITURES
Existing Market Audience Breakdown Downtown Area Households
Of the $510 million in potential annual 10,086 downtown households1
spending of these markets audiences the $67M total annual retail spending
Downtown Area is only capturing 36%.
Students
5% 14,500 downtown students
$18M total annual retail spending
25% 36% Area Employees
16,000 downtown employees
$45M total annual retail spending2
Downtown Conventioneers
106,000 conventioneer visitors
24%
$9M total annual retail spending3
10%
Tourists
2.9 M annual tourists3
1
Claritas
$47M total annual retail spending
2
Expenditures from ICSC "Office Worker Retail Spending Patterns"
3
Based on data form the Waco Convention and Visitors Bureau
NOTE: Excludes some retail uses including automotive and electronic/mail order shopping.
35 02-12283.00
37. RCLCO PROJECTS IMPROVED RETAIL DEMAND OVER THE NEXT
FIVE YEARS: GROWTH IN MARKET AUDIENCES+ INCREASED
MARKET CAPTURE = MORE EXPENDITURES
$24 million additional sales potential
69,000 sq. ft. additional supportable space in
Downtown Area
$100
$90 + $12M
2008 2013
$80
$70
+ $7M
$60
+ $3M
$50
$40
$30
+ $1M
$20
+ $1M
$10
$0
($ mil.) Households Students Employees Conventioneers Tourists
36 02-12283.00
38. NEIGHBORHOOD-SERVING RETAIL NEEDED TO PREVENT RETAIL
DOLLARS FROM LEAKING OUT OF THE DOWNTOWN AREA
Statistical demand1 dovetails with interview feedback which
reveals the need for more service-oriented retail to support
growing residential base, students and existing office tenants.
Currently these market audiences are driving to Central Texas
Marketplace or Valley Mills Drive for the majority of their retail
needs. Retailers at Denver’s Lower Downtown
Warehouse District
Potential neighborhood retail demand (2009-2014)2:
Level of existing Future Primary Market Audiences
retail in category Potential
Convenience Grocery/Specialty Food Low 13,000 SF Residents, Students, Employees
Apparel and Accessories Low 17,000 SF Employees, Students, Residents
Personal Care Low 13,000 SF Employees, Residents, Students
Restaurant and Bars Medium/High 18,000 SF Residents, Employees,
Tourist/Convention, Students
Other Discretionary Low 8,000 SF Employees, Residents, Students
TOTAL 69,000 SF
37 02-12283.00
40. CONTINUED SUCCESS IN ATTRACTING EVENTS TO
DOWNTOWN AREA WILL DRIVE HOTEL DEMAND
Waco room night bookings for Events, Conventions, and Sports have
increased from 411,000 in 1995 to 525,000 in 2007. This represents
an annual growth rate of 2%.1
Visitor spending on hotels and motels has increased from $38 million
in 2001 to $56 million in 2008. This represents an annual growth rate
of 7%.1
According to the Office of the Governor occupancy in all Waco hotels
was 61% in 2008, while occupancy in hotels with average daily rates
above $75 was 63%.
Currently the market for hotel rooms with average daily rates above
$75 is undersupplied, with demand outpacing supply.
1 Waco Convention and Visitors Bureau
39 02-12283.00
41. DOWNTOWN CAN SUPPORT AN ADDITIONAL HOTEL
BY 2014
The demand for the next five years is within the ‘upscale’
segment of the hotel market (hotel with average daily rates
above $75).
RCLCO estimates demand for a 214 upscale rooms by
2014.
RCLCO recommends diversifying hotel offerings in
Downtown by adding a least one non-chain hotel catering
to Baylor families and offering classic ‘college town’
architecture and amenities. Examples of other college
towns with classic hotels include Tuscaloosa, Alabama
and Auburn, Alabama.
The Auburn University Inn and
Conference Center
40 02-12283.00
43. SUMMARY OF WACO TARGET MARKETS
LAND USE TARGET MARKET
Commercial
Small-scale convenience retail tenants serving local households, downtown tourists, local
employees, and Baylor students. Over long term the opportunity could evolve into larger scale
Retail formats as the household density increases in the downtown area.
Rehab spaces will primarily appeal to small tenants such as law-firms, engineering and other small
professional service firms. Also an opportunity to pursue build-to-suit opportunities for large office
Office tenants either as a headquarters location or anchor of a multi-tenant building. These large users
could include insurance companies, business service firms, or government agencies.
Targeted to a wide range of convention-goers, Baylor visitors, business travelers, tourists, and
Hotel event visitors. The short term opportunity calls for more hotels in the upscale segment (ADR of
$75+) and a non-conventional hotel offering targeting Baylor visitors.
Residential
Targeted primarily to younger professionals earning $45-$75k seeking the urban lifestyle. Mainly 1-
For-Sale Multifamily and 2- person households seeking 1- and 2-bedroom units. Secondary target markets include
empty-nesters and students.
Targeted primarily to students seeking an alternative to on campus housing or lower quality rental
options. The secondary market includes professionals earning $30-$55k seeking the urban lifestyle
For-Rent Multifamily
and proximity to employment. This group should include a large number of government and
insurance sector employees.
Targeted to younger professionals and empty-nesters earning $60-$100k seeking the privacy of
Single-Family
single-family residence with the convenience of an urban location.
42 02-12283.00
44. SUMMARY OF FUTURE LAND USE OPPORTUNITY
BASE LINE SCENARIO
Overall Opportunity Cumulative Depth of Demand Average
Assessment1 in Downtown Area (SF) Initial Pricing/ Annual
Land Use Lease Rates Demand
Near Mid Long By By By (2009$)2 (2010 to
(0-5 yr) (5-10 yr) (10+) 2015 2025 2050 2050)
Commercial
Office X X XX 75K 350K 1.1M $16-$18 26K
Hotel XXX XX XX 100K 300K 900K Variable 21K
Retail XXX XX XX 85K 240K 800K $16-$19 19K
Residential
Multifamily For-Sale XX XX XX 150K 425K 1.2M $150-$200/sf 29 units
Multifamily For-Rent XXX XXX XXX 285K 800K 2.3M $1.10-1.40/sf 62 units
Single-Family XX XXX XXX 275K 777K 2.2M $110-$120/sf 24 units
Based on the Baseline Scenario the study area would add the following between 2010 and 2050:
5,000 housing units, 19,000 new residents, and 5,600 office using jobs.
1 X= minimal, XX = moderate, XXX = strong 2Commercial rents are triple net
43 02-12283.00
45. SUMMARY OF FUTURE LAND USE OPPORTUNITY
AGGRESSIVE SCENARIO
Overall Opportunity Cumulative Depth of Demand Average
Assessment1 in Downtown Area (SF) Annual
Land Use Demand
Near Mid Long By By By (2010 to
(0-5 yr) (5-10 yr) (10+) 2015 2025 2050 2050)
Commercial
Office X X XX 100K 420K 1.4M 32K
Hotel XXX XX XX 110K 325K 1.1M 26K
Retail XXX XX XX 150K 420K 1.4M 32K
Residential
Multifamily For-Sale XX XX XX 225K 650K 1.8M 43 units
Multifamily For-Rent XXX XXX XXX 400K 1.1M 3.3M 90 units
Single-Family XX XXX XXX 450K 1.2M 3.6M 38 units
Based on the Aggressive Scenario the study area would add the following between 2010 and 2050:
7,300 housing units, 28,000 new residents, and 7,000 office using jobs.
1 X= minimal, XX = moderate, XXX = strong 2Commercial rents are triple net
44 02-12283.00
46. ASSUMPTIONS FOR FUTURE DEMAND SCENARIOS
LAND USE ASSUMPTIONS
Commercial
The baseline scenario is based solely on the projected growth of each of the market audience
groups (residents, students, tourists, employees, etc) while the aggressive scenario is based on
Retail growth plus an additional 2% capture of expenditures.
The baseline scenario has the downtown capturing its current ‘fair-share’ of office using
employment growth which is currently at 40% of the MSA. The aggressive scenario shows the
Office downtown area with a 50% capture rate, including the ability to locate 25% of healthcare and
education jobs with the study area.
Aggressive scenario is based on 2% long term annual growth of business and leisure travel while
Hotel
the baseline scenario is based on 1% growth.
Residential
The baseline scenario assumes that 100% sales will occur above $112,000 while the aggressive
For-Sale Multifamily
scenario assumes that with incentives the market can deliver product below this price point.
The baseline scenario assumes the downtown area captures its ‘fair share’ of apartment demand at
For-Rent Multifamily
13% of the MSA, while the aggressive scenario assumes that downtown captures 20% of demand.
The baseline scenario assumes that 100% sales will occur above $188,000 while the aggressive
Single-Family
scenario assumes that with incentives the market can deliver product below this price point.
45 02-12283.00
47. Imagine Waco: Greater
Downtown Waco Plan
Building Prototype
Summaries
Based on RCLCO and FAI
Research – For review and
consideration
Draft – 9/22/09
48. Building Prototypes
Project will create general prototypes for development in the Downtown:
53. Mixed-Use Prototypes
• Mixed Use Residential (Low-
,Mid- and High Rise)
• Mixed Use Office (Low-,
Mid- and High-Rise)
• Live-Work
02-12283.00
54. Mixed Use Residential (High Rise)
Uses Residential and
Retail
Site Size 30,000 sf
Height 10 stories
FAR 6.8
Residential Units 163
% Open Space 15%
Parking Spaces 184
Parking Type Below-grade
02-12283.00
55. Mixed Use Residential (Mid Rise)
Uses Residential and
Retail
Site Size 30,000 sf
Height 5 stories
FAR 2.24
Residential Units 38
% Open Space 15%
Parking Spaces 36
Parking Type Surface and Internal
02-12283.00
56. Mixed Use Residential (Low Rise)
Uses Residential and
Retail
Site Size 20,000 sf
Height 3 stories
FAR 1.37
Residential Units 18
% Open Space 15%
Parking Spaces 28
Parking Type Surface and Internal
02-12283.00
57. Mixed Use Office (High Rise)
Uses Office and Retail
Site Size 30,000 sf
Height 10 stories
FAR 4.13
Residential Units N/A
% Open Space 10%
Parking Spaces 300
Parking Type Below-grade
02-12283.00
58. Mixed Use Office (Mid Rise)
Uses Office and Retail
Site Size 30,000 sf
Height 5 stories
FAR 3.01
Residential Units N/A
% Open Space 10%
Parking Spaces 120
Parking Type Surface and Internal
02-12283.00
59. Mixed Use Office (Low Rise)
Uses Office and Retail
Site Size 20,000 sf
Height 3 stories
FAR 1.10
Residential Units N/A
% Open Space 10%
Parking Spaces 37
Parking Type Surface and Internal
02-12283.00
60. Live-Work
Uses Residential and
Retail
Site Size 2,500 sf
Height 2 stories
FAR 0.98
Residential Units 1
% Open Space 30%
Parking Spaces 2
Parking Type Garage
02-12283.00
61. Residential Prototypes
• Small Lot Single Family
• Townhome
• Garden Apartments
• Apartment Mid-Rise
• Warehouse Rehab
02-12283.00
62. Small Lot Single Family
Uses Residential
Site Size 4,000 sf
Height 2 stories
FAR 0.71
Residential Units 1
% Open Space 25%
Parking Spaces 2
Parking Type Garage
02-12283.00
63. Townhome
Uses Residential
Site Size 2,500 sf
Height 2 stories
FAR 0.89
Residential Units 1
% Open Space 30%
Parking Spaces 2
Parking Type Garage
02-12283.00
64. Garden Apartment
Uses Residential
Site Size 20,000 sf
Height 3
FAR 1.21
Residential Units 22
% Open Space 20%
Parking Spaces 22
Parking Type Surface
02-12283.00
65. Apartment Mid-Rise
Uses Residential
Site Size 20,000
Height 5 stories
FAR 2.52
Residential Units 40
% Open Space 10%
Parking Spaces 40
Parking Type Surface and Internal
02-12283.00
66. Warehouse Rehab (Lofts)
Uses Residential
Site Size 20,000 sf
Height 3 stories
FAR 1.79
Residential Units 32
% Open Space 0%
Parking Spaces 32
Parking Type Surface
02-12283.00
67. Commercial Prototypes
• Hotel
• Office Mid-Rise
• Main Street Retail
• Restaurant or Theater
Rehab
02-12283.00
68. Hotel
Uses Restaurant and
Hotel
Site Size 30,000
Height 10 stories
FAR 2.91
Residential Units 193 rooms
% Open Space 10%
Parking Spaces 202
Parking Type Structured
02-12283.00
69. Office Mid-Rise
Uses Office
Site Size 40,000
Height 5 stories
FAR 1.68
Residential Units N/A
% Open Space 10%
Parking Spaces 135
Parking Type Structured
02-12283.00
70. Main Street Retail
Uses Retail
Site Size 20,000 sf
Height 1 story
FAR 0.68
Residential Units N/A
% Open Space 10%
Parking Spaces 14
Parking Type Surface/On-
Street
02-12283.00
71. Restaurant or Theater Rehab
Uses Restaurant
Site Size 10,000 sf
Height 1 story
FAR 0.86
Residential Units N/A
% Open Space 10%
Parking Spaces 0
Parking Type On-street
02-12283.00