1. Downtown San Angelo
Master Development Strategy
-- Summary of Recommendations -City Council Meeting
12/17/13
DOWNTOWN MASTER DEVELOPMENT

2. Discussion Agenda
Process to Date
Summary of Recommendations
Implementation Timetables
Work Accomplished Since Submission
Next Steps
DOWNTOWN MASTER DEVELOPMENT

3. Process to Date
Authorized and Performed to Date:
Phase 1: Implementation Action Plan
Task 1.1: Investment/Horizontal Land Analysis
Task 1.2: Market-Based Programming
Task 1.3: Analyze Current Policy Context
Task 1.4: Evaluation of Current Ownership Issues
Task 1.5: Project and Location Prioritization
Task 1.6: Implementation Timetable (1, 2-4, 5-10 yrs)
Task 1.7: Project Packaging
Task 1.8: Identify Potential Investors/Developers
Task 1.9: City Review
DOWNTOWN MASTER DEVELOPMENT

4. Process to Date
Authorized and Performed to Date:
Phase 1: Implementation Action Plan
Task 1.1: Investment/Horizontal Land Analysis
Task 1.2: Market-Based Programming
Task 1.3: Analyze Current Policy Context
Task 1.4: Evaluation of Current Ownership Issues
Task 1.5: Project and Location Prioritization
Task 1.6: Implementation Timetable (1, 2-4, 5-10 yrs)
Task 1.7: Project Packaging
Task 1.8: Identify Potential Investors/Developers
Task 1.9: City Review
Milestones
• Completed Phase One Analysis 8/13
• Delivered Strategy Document 9/13
• Delivered MOU to City 9/13
• Private Underwriting 9/13 thru 12/13
• Staff Comments/Revisions thru 12/13
DOWNTOWN MASTER DEVELOPMENT

5. Anticipated Steps
Future Activity (Not Authorized / Performed):
Phase 2: Horizontal Development Positioning
Task 2.1: Developer/Investor Discussions
Task 2.2: Horizontal Funding Strategy
Task 2.3: Zoning
Task 2.4: Property Assembly
Task 2.5: Market Outreach
Task 2.6: Marketing Team and Packaging
Phase 3: Vertical Development Positioning
• Financial Analysis
• Public/Private Partnership
• Pricing of Public Improvements
• Bond Strategy
• Development Agreements
Phase 4: Construction Management/Coord.
• Master Infrastructure Design
• Refined Pricing Analysis
• Bidding and Contract Negotiation
• Public Approvals and Permitting
• Utility Provider Negotiation and Contracts
• Construction Management
DOWNTOWN MASTER DEVELOPMENT

6. Summary of Recommendations
Identified Drivers of Economy
Labor Training Facility
credit: Bowman Melton
Mixed-Use / Retail Streetscape credit: David Whitcomb
San Angelo
Office Streetscape
Hotel / Hospitality
credit:: David Whitcomb
credit: Marriott
Loft / Flex Office
Residential Streetscape
credit: Freese Nichols
credit: David Whitcomb
Energy
Healthcare and Seniors
credit: CJG Engineers
DOWNTOWN MASTER DEVELOPMENT
Intown Residences
credit: Zillow

7. Summary of Targeted Programming
Summary Sheet
2011 Population
2011 Household
2011 Employment
Baseline Growth
10 year population
10 year household
10 year employment
92,334 people
39,458 households
46,392 jobs
5,557 people
2,488 households
2,828 jobs
Additional Growth Expected from ASU & Energy Sector
Population
11,381 people
Household
5,097 households
Employment
5,792 jobs
Total Growth
10 year population total
10 year household total
10 year employment total
16,938 people
7,585 households
8,620 jobs
New Development within Downtown San Angelo
Class A MF Units
612 units
Restaurants
4 restaurants
Class A Office Space
414,622 sf
Baseline 10 year growth patterns based on
population and household patterns since
1980 provide approximately 5,500 new
people, and 2,500 new households and jobs.
Advances and new discoveries in the energy
sector, along with ASU expansion, will
provide additional opportunities.
Considering baseline and additional growth
expectations, we believe there will be
demand for the following over 10 years:
• 6 New Restaurants
-- Provide critical mass and expand offering
• 612 New Housing Units
-- At low to medium density
-- Catering to Citywide, GFAFB, ASU
• 400,000 sf +/- Employment Uses
-- Small business to light industrial users
DOWNTOWN MASTER DEVELOPMENT

8. Real Estate Analysis
Issues Analyzed:
Infrastructure
Ownership
Land Assembly
Assessed Value
Tax Generation
Historic Structures
DOWNTOWN MASTER DEVELOPMENT

9. Opportunities Analysis – Restaurant Infill
Focus on two blocks
adjacent to
Chadbourne from
Harris to the river
Prepare restaurant
void analysis (by
type) to determine
areas of priority
Identify locations for
new stores
Target successful
regional operators
Prepare joint
marketing and
communication
program
Pursue enhanced
signage and tenant
criteria program
DOWNTOWN MASTER DEVELOPMENT

10. Implementation – Restaurant Infill
Short Term (1 year)
• Determine restaurant void (by type)
• Inventory supply (lease and sale) with owners
• Identify regional successes in these voids
• Prepare targeted marketing material
• Hold discussions with restaurant investors
-- City ED, Downtown San Angelo, Chamber
and/or Master Developer (approving 2nd – 4th
phases of Master Development Scope)
Labor Training Facility
Office Streetscape
credit: Bowman Melton
credit:: David Whitcomb
Mixed-Use / Retail Streetscape credit: David Whitcomb
Loft / Flex Office
credit: Freese Nichols
Medium Term (2-4 years)
• Implement through completion
• Goal is 3 restaurants during this period
Long Term (5-10 years)
• Repeat short and medium term strategy
• Goal is 3 additional restaurants during this period
Hotel / Hospitality
Healthcare and Seniors
credit: Marriott
credit: CJG Engineers
DOWNTOWN MASTER DEVELOPMENT
Residential Streetscape
Intown Residences
credit: David Whitcomb
credit: Zillow

11. Opportunities Analysis – Residential Infill
Medium Density Infill
MOU has been
prepared and
delivered
Finalize
Development
Agreement
Lower Density Infill
Canvas existing
regional builders
once initial phase of
medium density
complete
DOWNTOWN MASTER DEVELOPMENT

12. Implementation -- Residential
Short Term (1 year)
• Execute Memorandum of Understanding (MOU)
• Prepare and execute Development and
Disposition Agreement (DDA) during 1st Quarter
2014
• Work with Master Developer on re-zoning
• Define / budget potential public improvements
• Work with Master Developer on permitting
-- City Administration
Labor Training Facility
Office Streetscape
credit: Bowman Melton
credit:: David Whitcomb
Mixed-Use / Retail Streetscape credit: David Whitcomb
Loft / Flex Office
credit: Freese Nichols
Medium Term (2-4 years)
• Construct necessary public improvements
• Work with Master Developer on marketing
• Determine available sites for development in
lower density zone and reach out to regional
developer/investor marketplace
Hotel / Hospitality
credit: Marriott
Residential Streetscape
credit: David Whitcomb
-- City Public Works, Downtown San Angelo
Long Term (5-10 years)
• Repeat short / medium strategy on 2 nd phase
Healthcare and Seniors
credit: CJG Engineers
DOWNTOWN MASTER DEVELOPMENT
Intown Residences
credit: Zillow

13. Opportunities Analysis – Workplace Infill
Lower Density and
Light Industrial
Northern lots near
rail spur
Western lots near
Bryant
Small business infill
Medium Density and
Medical Uses
Properties near
Shannon
Small business infill
DOWNTOWN MASTER DEVELOPMENT

14. Implementation -- Workplace
Short Term (1 year)
• Inventory supply (lease and sale) with owners
• Explore strategic programming concepts wiith
Shannon, Goodfellow, SAISD, ASU and other
primary employers to determine their
expansion and programming needs (services,
Labor Training Facility
credit: Bowman Melton
Mixed-Use / Retail Streetscape credit: David Whitcomb
amenities, hospitality, education, offices, joint ventures)
• Consider and refine existing economic
development tools (TRZ, 380 agreements, reduced
permitting fees, etc)
• Devise small business amenity programming
for downtown to attract new relocation
• Prepare targeted marketing material
• Prepare and advance targeted economic
development and marketing through Chamber
and ED approaches
-- City ED, Downtown San Angelo, Chamber
Office Streetscape
Hotel / Hospitality
credit:: David Whitcomb
credit: Marriott
Loft / Flex Office
Residential Streetscape
credit: Freese Nichols
credit: David Whitcomb
Medium Term (2-4 years)
• This is the time period our market assessment
has identified timing to advance opportunity
Long Term (5-10 years)
• Repeat short and medium term strategy
Healthcare and Seniors
credit: CJG Engineers
DOWNTOWN MASTER DEVELOPMENT
Intown Residences
credit: Zillow

15. Discussion
DOWNTOWN MASTER DEVELOPMENT