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NAAMREI NAAMREI McAllen Research & Education Park
Master Plan
NAAMREI: McAllen Research & Education Park
Preview Plan ReceptionJune 22, 2011
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AGENDA
Presentation1. Strategic objectives of the park and industry best
practices/trends2 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
NAAMREI: McAllen Research & Education Park
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BROADDUS PLANNINGTHE BROADDUS COMPANIES
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fStrategic Objectives of the Park
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NAAMREI INITIATIVE
• Regional Economic Development
• Education Pipeline
• Jobs Creation
Creating
NAAMREI: McAllen Research & Education Park
gopportunity
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STRATEGIC OBJECTIVES OF THE RESEARCH PARK
• Create public‐private partnerships that provide joint research, t h l t f t d t i t hi f lt d d ttechnology transfer, student internships, faculty and graduate 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 nextcreative 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
NAAMREI: McAllen Research & Education Park
efficient, management structure and operational platform.
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PRINCIPLES
Key Elements:• Smart Growth land use planning – blending into the
community with pedestrian scale
• Destination centers fostering a sense of community, g y,interaction, collaborate and exchange
• Linkage of amenities and destinations while fitting into the neighboring communitiesthe neighboring communities
• Focus on renewed livability, open space, pedestrian scale and quality design
• Research clusters targeting advanced manufacturing, education and workforce training
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INDUSTRY BEST PRACTICESTrends
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CHANGING LANDSCAPEEVOLUTION 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
UT
3. Mixed‐Use Development: ‐Johns Hopkins Science + Technology Park
• Founded: 2008
• Land Area: 80 Acres
NAAMREI: McAllen Research & Education Park
UNC
• Land Area: 80 Acres
• Developed Space (projected): 3.1 Million GSF
• Development Density: 38,750 GSF / Acre
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CHANGING PARADIGMLAND IS A VALUABLE RESOURCE
Developing Densely:1. Reduces Infrastructure Distribution Costs2. Minimizes Storm Water Runoff & Environmental Impact3 Maximizes Usage of the Land (more gsf/acre)3. Maximizes Usage of the Land (more gsf/acre)4. Encourages Pedestrian Activity, Minimizes Use of Cars5. Socially Catalytic – Creates Spaces for Interaction &5. Socially Catalytic Creates Spaces for Interaction &
Intellectual Exchange
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CHANGING PARADIGMCULTURAL & 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.
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CHANGING PARADIGMPARNERSHIPS & 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 McQueengFormer Executive DirectorAssociation of University Research Parks
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OBSERVATIONS SUMMARYStakeholder Input
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PROCESS MATTERS
Development
Refinement
Analysis
Vision
Initiation
y
CollaborativeSustainable
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SustainableImplementable
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PLANNING TIMELINE
March 7‐9
May 3‐5
June 21‐22
August 1‐2
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STAKEHOLDER ENGAGEMENT
• NAAMREI Research & Education Park Master Plan SubcommitteeU T P A i E ti Ad i i t ti D• U.T Pan American – Executive Administration, Deans, 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
NAAMREI: McAllen Research & Education Park
• At‐large Community, Business, and Neighbors
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OBSERVATIONS SUMMARYMarket Assessment Highlights
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REGIONAL CONNECTIVITY
LARADO
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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 jobsattracting knowledge based jobs
• McAllen Research & Education Park can position
NAAMREI: McAllen Research & Education Park
McAllen Research & Education Park can position region as unique within national & global economies
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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
NAAMREI: McAllen Research & Education Park
Validate research park assumptions & strategy
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INDUSTRY OUTREACH INTERVIEWS
Align with NAAMREI & Rio South Texas clusters Goal: 20+ interviews Interview Guide TopicsDrivers of Location & Business SuccessTechnologies & Advanced Manufacturing W kf P filWorkforce ProfileFacility / Equipment / Service needsR & D characteristicsR & D characteristicsStrategic PartnershipsFuture Plans
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McAllen Research Park Perspectives
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INDUSTRY INTERVIEW TAKE-AWAYS
• Today’s world: “More than labor costs” Central Location Labor quality International competitiveness
• Focus on reduced cycle time & rapid responseFocus 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
NAAMREI: McAllen Research & Education Park
• Additional business units moving here
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NOTABLE QUOTES
• “The area is on the cusp of being truly competitive on l b l b i i ll Chi ”a global basis, especially versus China”.
• “The research park would provide an additional competitive advantage for the area . . . beyond just the labor market ”the labor market.
“W thi t f i iti ti th• “We see this type of new initiative as another resource to help with recruiting talent . . . And to help people develop their skills”
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people develop their skills .
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EMERGING OPPORTUNITIES
• Balance research park tenant mix between established and start‐up companies
• Technology and investment from Mexicogy• Leverage region’s technology and workforce
assetsassets• Multi‐university partnerships (regional,
national international)national, international)• Start‐ups from university research
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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
ddi i l i
NAAMREI: McAllen Research & Education Park
additional spin‐outs
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WHAT IF…ENTREPRENEURIAL VISION
If one company can grow to 200 employees in 6 years ….
250
200 Jobs
150
200
100
Jobs A
0
50
NAAMREI: McAllen Research & Education Park
02010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
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WHAT IF…ENTREPRENEURIAL VISION
What if…One company started every year from now until 2025?
250
A
B
C
2,239 Jobs
150
200C
D
E
F
G
H
100
Jobs H
I
J
K
L
0
50M
N
O
P
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02010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
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AREAS OF COMMERCIALIZATION POTENTIAL
• Biomedical Focus • OpticsBiomedical Focus Areas
• Medical devices
Optics• Energy Storage• Railroad industry
• Tissue engineering• Materials science
Railroad industry research
• X‐ray defractionMaterials science• Manufacturing &
Mechanical
X ray defraction• Contract research &
testingengineering
g
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CASE STUDY: PROJECT TRASH TALK
• One year old ‐‐ Founders, IP privately‐based from MMonterrey
• Innovative microwave plasma gasification• Ability to produce synthetic gas from waste and
other feed stocks; multiple technology applicationsP i h US b d• Partners with US‐based management
• Semi‐virtual staff = 10; forecast = 140‐50 in 5 years • Phase One “proof of concept” in McAllen• Research partnership agreement w/ UTPA
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OBSERVATIONS SUMMARYProject Validation
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PROXIMITY IS A COMPETITIVE ADVANTAGE
• Regional Initiative with a Local Focus
McALLEN UTPA
• Mapping of Key Assets• Cross‐border
STC
Convention Center
McALLENMISSION
UTPA
• Cluster Development• Rapid Response Manufacturing• End‐of‐Life Remanufacturing
STC – Technology Campus
AirportMcAllen Research andEducation Park
• End‐of‐Life Remanufacturing• Demanufacturing
Campus
Anzalduras Bridge
REYNOSA
NAAMREI: McAllen Research & Education Park
REYNOSA
Note: blue dots indicate regional industrial manufacturing businesses (assets)
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RECRUITMENT AND RETENTION
• Attract Industry – Development• Unique Strategy (not Silicon Valley)q gy y• Leverage “Bridge” Location (bilingual)
• Stop the Brain DrainStop the Brain Drain• Youthful Region• Entrepreneurial Vision• Desire Local Opportunities
• WORKFORCE DIVERSIFICATION• “High skilled, high‐paying jobs.”g , g p y g j
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RAPID RESPONSE & DELIVERY
“Big will not beat small anymore. It will be fast beating slow ”It will be fast beating slow.”
– Rupert Murdoch
• Quick, responsive workforce is attractive to industry• Training Testing Hiring• Training , Testing, Hiring• Research, Innovation
• Higher Education A Priority ComponentHigher Education A Priority Component• Consider Multi‐institutional Collaborations• Public – Public Partnerships• Public Private Partnerships
NAAMREI: McAllen Research & Education Park
• Public – Private Partnerships
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BUILDING MOMENT & SUPPORT
• Funding Collaborations• Money is Tighty g• Leverage Private‐sector’s Agility
• Ensure ImplementationEnsure Implementation• Master Plan a First Step• Prioritized Development
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REGIONAL CONNECTIVTY
Connecting:• International Community Resources
• Education, Research & Industry to Create Economic Impact
• Living‐Learning Research CommunityLiving Learning Research Community
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MASTER PLAN PREVIEWPhysical Site Characteristics
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SITE - DISTANCE
Convention Center
STCTechnologyCampus
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Reynosa (3 mi.)
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NEIGHBORSResidential
NEIGHBORS
High-end Residential
Flood Plain & Golf Course
Palm ViewGolf Course
High-end Residential
Ruben Hinojosa R id ti l
Water Treatment
Pl t
Nature Preserve
Residential
Hinojosa School
Mixed-Use Sam HoustonElem
ResidentialMed toHigh-end Residential
Plant+ City
Recycling
Ball ParkHotel
STCTechnologyCampusSharyland
Ball ParkMixed-Use
Apartments
ConvenienceOffice
Sharyland Business Park
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SITE OWNERSHIP OF 406 ACRES
• Hunt Properties255 Acres
• Verde Development71 Acres
Hunt 225 Acres
• City of McAllen80 Acres City of 80 Acres y
McAllen 80 Acres
Verde 71 Acres
NAAMREI: McAllen Research & Education Park
Questions and Discussion
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EXISTING VEHICULAR CIRCULATION
Primary Access
Vehicular Circulation
Secondary Access
Rd.
Rd.
S. Sha
ry
S. W
are R
anta Engracia
El Jardin
San Gabriel
Sarah Ave
Sa
Plantation Grove
Military Hwy
erna
tiona
l
NAAMREI: McAllen Research & Education Park
Questions and DiscussionS. In
tePkwy
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ACCESS / DRAINAGEWAYS / GREENBELTS
Primary Access
Pedestrian Circulation
Rd.
Rd.
Secondary Access
S. Sha
ry
S. W
are R
anta Engracia
Olga Ave
Greenbelts for Pedestrian and stormwater
El Jardin
San Gabriel
Sarah Ave
Sa
Plantation Grove
Military Hwy
erna
tiona
l
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Questions and DiscussionS. In
tePkwy
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MASTER PLAN PREVIEWFramework Plan
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VEHICULAR ACCESS – PRIMARY / SECONDARY
Rd.
Rd.
S. Sha
ry
S. W
are R
wyEl Jardin Idela Ave
nterna
tiona
l Pkw
Santa En
gracia
Olga Ave
Sarah Ave
S. InS
Plantation Grove
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San Gabriel
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VEHICULAR ACCESS IS BASED ON 300’ GRID –FLEXIBLE FOR RESIDENTIAL & MIXED USE
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WATERWAYS / GREENBELTS / PEDESTRIAN ACCESS
Rd.
Rd.
S. Sha
ry
S. W
are R
wyEl Jardin Idela Ave
nterna
tiona
l Pkw
Santa En
gracia
Olga Ave
Sarah Ave
S. InS
Plantation Grove
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San Gabriel
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LAND USE DIAGRAM
Rd.
Rd.
S. Sha
ry
S. W
are R
wyEl Jardin Idela Ave
nterna
tiona
l Pkw
Santa En
gracia
Olga Ave
Sarah Ave
S. InS
Plantation Grove
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San Gabriel
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URBAN PLANNING PRINCIPLES:DENSITY TRANSECT
NAAMREI: McAllen Research & Education Park
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URBAN PLANNING PRINCIPLES:DENSITY TRANSECT
Rd.
Rd.
S. Sha
ry
S. W
are R
wyEl Jardin Idela Ave
nterna
tiona
l Pkw
Santa En
gracia
Olga Ave
Sarah Ave
S. InS
Plantation Grove
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San Gabriel
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THE MCALLEN RESEARCH & EDUCATION PARK
NAAMREI: McAllen Research & Education Park
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THE MCALLEN RESEARCH & EDUCATION PARK
NAAMREI: McAllen Research & Education Park
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THE MCALLEN RESEARCH & EDUCATION PARK
NAAMREI: McAllen Research & Education Park
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THE MCALLEN RESEARCH & EDUCATION PARK
NAAMREI: McAllen Research & Education Park
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THE MCALLEN RESEARCH & EDUCATION PARK
NAAMREI: McAllen Research & Education Park
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THE MCALLEN RESEARCH & EDUCATION PARK
NAAMREI: McAllen Research & Education Park
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THE MCALLEN RESEARCH & EDUCATION PARK
NAAMREI: McAllen Research & Education Park
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DISCUSSION
NAAMREI: McAllen Research & Education Park
DISCUSSION