A Brownfield is developed real property which may or may not be contaminated or environmentally impacted from prior use. These unknown conditions raise questions standing in the way of the property’s sale or redevelopment, which reduce its value and require investigation and assessment. Examples of Brownfields include former industrial sites, gas stations, dry cleaners, fuel and chemical depots and any other property that used or contained hazardous materials or petroleum. Brownfields also include properties affected by contamination migrating from a neighboring or nearby property. Brownfields may not be contaminated in reality, but suspicion creates stigma that impairs the property’s potential.
A Greyfield is developed real property suffering from excess vacancy, prolonged idleness, blight, use failure or even total abandonment—but also possessing (potentially) reusable infrastructure, such as parking lots, utility hookups, or structures. Examples of Greyfields include obsolete retail and commercial properties and abandoned office complexes, as well as mothballed, decommissioned and legacy industrial facilities. Similar to Brownfields, Greyfields may be blighted or in substantial disrepair, but unlike Brownfields they have no known or suspected environmental contamination of any significance.
A greenfield is undeveloped real estate with no previous use. Many also consider a property only used for light agricultural purposes to be a greenfield. An undeveloped property may yet have environmental contamination—if, for example, it is adjacent to a property that is leaking hazardous substances across the property boundary—but such a property would not be considered a greenfield and would be better classified as a Brownfield (or possibly a Redfield).
A Redfield is real property with known environmental contaminants or conditions that the owner, the government or a reliable third party have determined is in need of remediation as a prerequisite to future development—to mitigate potential human health risks or to comply with environmental laws. Many Redfields are already subject to government regulatory orders or enrolled in voluntary cleanup programs. Unlike a Brownfield, there can be no doubt about whether a Redfield is contaminated. A Redfield is affirmatively known to be contaminated and will likely require active remediation in its redevelopment. Contaminated property could fit into the definition of Brownfield; however, selecting Redfield as the primary statussignals the marketplace that real estate reuse requires corrective action and such remediation is sought.
|A property with productive use as the primary status is predominately in use at the present time. Properties in productive use may have current tenants generating rents or the owner may be operating the property for their own use. If only a small portion of the property is currently in use, then the lister may select productive use as a secondary condition and would choose a more appropriate primary status.|
If the property status has not been determined or is unknown by the lister, it may be selected as "undetermined."
The City of Austin, through its Economic Development Department (EDD), seeks a master development partner to create a new vibrant, sustainable, and mixed-use neighborhood on 208 acres of publically-owned land located in northeast Austin. The site is roughly eight miles from Downtown, the State Capitol Complex, and the University of Texas at Austin campus and has been the subject of extensive planning through community engagement. This Request for Qualifications (RFQS) provides an opportunity for qualified respondents to demonstrate their experience in developing large scale, master planned communities through public-private partnerships to reach social, economic, and environmental goals.
ISSUANCE DATE: October 23, 2017
PRE-OFFER CONFERENCE & SITE VISIT: November 16, 2017
SUBMITTAL DEADLINE: December 21, 2017
PROJECT LOCATION: Seven miles northeast of Downtown Austin on Loyola Lane between Johnn Morris Road and Decker Lane.
Two-Step Solicitation Process:
In Step One, the City will evaluate Request for Qualifications (RFQS) submissions and identify a short list of qualified Master Developers for further consideration. In Step Two, the City will issue a Request for Proposal (RFP) to qualified Master Developers identified in Step one; along with the RFP submittal requirements, evaluations factors, and deadlines. Respondents will have an opportunity to submit a proposal including a development concept and business plan.
CLICK HERE to visit the City of Austin Purchasing Department for access the the RFQS Offer Package. Interested Offerers are required to register with the City of Austin Vendor Connection web page. Vendor Connection provides a public clearinghouse to view detailed information about current business opportunities with the City of Austin. This site allows vendors to subscribe to solicitations and download solicitation documents.
On December 11, 2014, the City of Austin approved and adopted the Colony Park Master Plan and Planned Unit Development (PUD) zoning district. The Master Plan is the result of a 3-year Community Planning Process, the Colony Park Sustainable Community Initiative (CPSCI), which aimed to transform 208-acres of publicly-owned land located in Northeast Austin on Loyola Lane between Johnny Morris Road and Decker Lane through a $3 million grant from the U.S. Department of Housing and Urban Development (HUD). The Master Plan process documented existing conditions in the community to inform and establish a clear community vision.
Master Planning Goals
- FURTHER land-use planning and development of 208 acres of publicly-owned land at Colony Park inspired by the U.S. Department of Housing and Urban Development (HUD) “Livability Principles”:
1) Provide more transportation choices
2) Promote equitable, affordable housing
3) Enhance economic competitiveness
4) Support existing communities
5) Value communities and neighborhoods
- FOSTER cross-department/agency coordination and create successful models of comprehensive systems change to support sustainable and equitable development
- SUPPORT capacity building and community transformation goals of Colony Park area residents and stakeholders
The Master Plan envisions a development that incorporates best practice strategies for energy-efficient building design, water conservation and zero-waste technology and standards to create a model sustainable and livable mixed-use, mixed-income community.
Master Planning Activites
- Activity 1: Team Formation and Initial Analysis - Establish clear channels of communication with area residents and stakeholders; build capacity and breadth of project team; assess opportunities and constraints of proposed development
- Activity 2: Kickoff and Visioning Phase - Determine a shared vision of the proposed development based on local interpretation of the HUD Livability Principles
- Activity 3: Plan Development and Approval - Incorporate the vision into a vibrant Master plan for the Colony Park initiative; achieve regulatory approvals to proceed with project
- Activity 4: Evaluation and Knowledge Sharing - Assess project implementation and success; achieve best practices in sustainability; foster cross-department/agency coordination, create successful models of comprehensive systems change to support sustainable and equitable development
- Austin Housing Finance Corporation (AHFC)
- City of Austin Sustainability Office
- Austin Energy/Austin Energy Green Building
- Austin Resource Recovery (formerly Solid Waste Services)
- City of Austin Water Utility
- City of Austin Watershed Protection Department
- City of Austin Transportation Department
- City of Austin Economic Growth and Redevelopment Services Office (EGRSO)
- City of Austin Planning & Development Review Department
- Austin/Travis County Health and Human Services Department (HHSD)
- Pecan Street, Inc.
- Capital Area Texas Sustainability Consortium (CATS)
- Capital Metro
- Colony Park Neighborhood Association
- Austin Independent School District (AISD)
- Austin Community Development Commission
CPSCI Project Team
Design Team: The Austin City Council selected the partnership of Chicago-based Farr Associates, a nationally-recognized leader in sustainable development, and Austin-based Urban Design Group (UDG), a firm with experience in several successful Central Texas projects, to create the master plan and regulating plan for the project site. Together, Farr Associates and UDG made up the CPSCI Joint Venture Design Team with UDG acting as the project manager.
Public Engagement Team: The CPSCI Public Engagement Team (PET) included members of the Colony Park Neighborhood Association (CPNA), staff from the City of Austin, and dedicated faculty, staff, and students from The University of Texas at Austin (UT) and Austin Community College (ACC). The goal of the PET was to maximize public participation in the CPSCI community planning process and other capacity-building activities geared towards residents within the outreach area.
- Review the Master Plan and Design Guidelines
- Review the Implementation Plan
- Review the Existing Conditions Report
Planned Unit Development (PUD) Zoning Ordinance
- Review the Planned Unit Development (PUD) Zoning Ordinance
Master Plan Open House
- Colony Park - District Park Master Plan
Workshop IV: Presentation of the Draft Master Plan
- Presentation of the Draft Master Plan
Workshop III: Scenario Planning
- Presentation of three scenarios and keypad polling exercise
- 3D models of each scenario (Movie) [Download]
Workshop II: Building Blocks
- Presentation of IPS results and keypad polling exercise
Workshop I: Listening Session
- Image Preference Survey (IPS) [Download]
- Strengths, Weaknesses, Opportunities, and Threats (SWOT) Analysis [Download]
U.S. Department of Housing and Urban Development (HUD) Grant Documents
- Project summary, goals, activities, and partnerships [Download]
- HUD Award Memo, Released November 2011 [Download]
- Challenge Grant Application, Submitted September 2011 [Download]
Project Area Documents
- Neighborhood Housing and Community Development, Community Profile [Download]
- Planning and Development Review Department, Complete Communities Report [Download]
- Watershed Protection Department, Site Analysis Report [Download]
- LJA Engineering & Surveying, Inc., Development Feasibility Study [Download]Spotlight DocumentsNo documents have been uploaded
Productive useA property with productive use is in some active use at the present time on some portion of the property. Idle or surplusIdle or surplus facilities are currently inactive and/or managed as a surplus property, but not decommissioned or demolished. These facilities are monitored and generally well-maintained and could be reused with minimal preparation in a predictable timeframe. Greenfield Acres
Greenfield Acres are undeveloped areas of a partially-developed property that have never been put to use other than perhaps light agricultural production. Many Brownfield, Greyfield and Redfield properties contain areas never put into productive use that remain otherwise unaffected by activities elsewhere on the property or neighboring properties. These kinds of Greenfield Acres are sometimes referred to as “the back forty.”Greenfield Acres can appeal to certain buyers and developers, who may see value or potential in using greenfield acreage in a wider site plan.
Brownfield Acres are areas of a property with a use history or condition that presents some question as to whether it may be environmentallycontaminated or redevelopment complicated. Many Greenfields, Greyfields and properties in productive use have small areas with lingering questions about potential redevelopment complications. Many legacy properties in use for long periods, for example, have areas in the rear or hidden areas of the site sometimes referred to as the “back dump”—where unregulated dumping took place for decades or more.
A Bluefield possesses water resources itself or has access to a navigable body of water such as a river, sea, or ocean-either directly or via canal or port. Some Bluefields can support valuable commercial uses, and many of these commercial Bluefields have definitive access or riparian rights.Many other Bluefields merely provide simple enjoyment for the property owners and tenants. Many bluefields also provide natural habitat to area species or some other ecological service, which could also classify the property as an Ecofield. While a Bluefield may have some acreage underwater continuously, it may also be a bluefield by virtue of temporary water conditions such as seasonal weather patterns (rain or snow melt), tidal forces or stormwater flooding—which could be the result of man-made conditions.
Decommissioned facilities are those no longer in working order or whose former use has been decommissioned, removed or demolished wholly or partially—sometimes with regulatory oversight. Some facilities are decommissioned with future use in mind, left behind with care, perhaps with some moderate re-fit and/or redevelopment cost required. Most decommissioned facilities, however, require substantial time and/or capital investment and potentially regulatory approval in order to re-purpose or re-use existing structures and assets.
Mineral Deposits can be selected as a secondary condition only if the property contains past, present or potential mines, wells, or Mineral Deposits—or perhaps geologic formations suggestive of the presence of one or more natural resources, such as coal, rock, salt, gold, silver, oil, gas, shale, or any other mineral deposits. These resources should be documented in a third-party report for maximum marketability.
A brightfield‘s current use is for solar power generation, or it has been professionally designated for suitability for use as a solar power location; typically verified by one or more third-party reports. Ready Brightfields have some, if not all, utility infrastructure already in place or may simply be near utility lines amenable to solar power distribution.
A windfield‘s current use is for wind power generation, or it has been professionally designated for suitability for use as a wind power location; typically verified by one or more third-party reports. Ready Windfields have some, if not all, utility infrastructure already in place or nearby.
Ecofield An Ecofield has past, present or potential use as an ecosystem. It may contain habitat for rare, threatened or endangered species—such as wetlands, streams, forest, or prairie. It may also possess ecological assets that provide some ecosystem service to the environment, such as water purification or waste decomposition. Some Ecofields are historic ecological assets interrupted or impaired by development—e.g. being paved over for a parking lot or drained for a field or foundation—but whose ecological potential can be restored or redeveloped.
A Multimodal property possesses at least two modes of transport on the property itself or via nearby access. A property with a rail spur and port access, for example, is Multimodal. Most properties in or near air and sea ports are considered Multimodal because they could also accommodate trucks or rail. Many potential Multimodal properties alongside interstate highways, for example, are certified as suitable Multimodal locations by third party site selectors, e.g. in a transportation study. Such documented potential often increases the marketability of a property for Multimodal use. Heritage Site A Heritage Site is a property that has a historical preservation or conservation certification of some kind, or some other archaeological or heritage designation. The best evidence that a property is a Heritage Site would be a letter from a State Historic Preservation Office determining the property’s status or potential impact on other Heritage Sites. Mega-site A Mega-site is a very large property that can be cohesively developed for an integrated, large-scale end use, such as an auto manufacturing plant. A Mega-site must have a minimum of 1,000 acres; completed environmental and geotechnical testing; proximity to interstate highways, and/or railways; and high capacity infrastructure in place or feasibly proximate to the site. Development Park A Development Park is any type of pre-developed area targeted for a specific end use such as a technology park, business park, research park, science park, commercial district, planned community, tourist park or a combination of these. Incentive Zone An Incentive Zone is a specific area targeted with economic development incentives available to spur development, including TIF districts, enterprise zones, opportunity areas, TOD locations, etc. Redfield Acres A property with some areas that have known environmental contaminants or conditions that the owner, the government or a reliable third party have determined is in need of remediation as a prerequisite to development, to mitigate potential human health risks or to comply with environmental laws. Properties whose primary status is Productive Use, Brownfield, Greenfield or Greyfield may have Redfield Acres. Vertical Brownfield A building that is functionally obsolete, underperforming and/or underutilized and that may or may not contain hazardous building materials such as asbestos and lead-based paint. Vertical Brownfields are typical single-use structures, such as an office building in an urban core setting, and candidates for mixes use redevelopment to increase the building's utilization. Clusters of Vertical Brownfields create use monocultures empty and unoccupied at certain times of the day or week (e.g. downtowns empty on nights and weekends). Underutilized Real estate burdened by prolonged idlenessand unable to command market rent. Underutilized properties are often functionally obsolete or impaired by one or more physical conditions that will require remodel or redevelopment. Real estate unrented through multiple real estate cycles may be Underutilized. Real estate operating consistently below capacity or underperforming its comparable market is likely Underutilized. Pre-Demo Real estate with structure(s) burdened by advanced degradation or deterioration, untenable in its current condition and undevelopable. Pre-Demo propertyhas unusable buildings or infrastructure and often need some measure of demolition or deconstruction prior to redevelopment and reuse. Untenable real estate with neglected or dilapidated buildings can sometimes be lawfully ordered to be demolished by the government authorities. Minor or modest demolition is the first step in the redevelopment of many properties. Greyfield Acres Greyfield Acres are areas of a property currently or formerly developed and known to not have adverse environmental impacts. Reusable buildings, utilities or infrastructure are typically present on real estate with Greyfield Acres. Examples of Greyfield Acres include unused parking lots and unoccupied commercial structures. Properties whose primary status is Productive Use, Brownfield, Greenfield or Redfield may have Greyfield Acres. Vacant property A vacant property is devoid of any active use and its buildings are entirely empty of human beings. Vacant lots typically have no structures. Vacant buildings are not occupied and generally do not contain the items, amenities and fixtures customarily found in buildings in use for residential, commercial or industrial purposes.City of AustinProperty NameRFQ for Colony Park Master DeveloperCreated On11/16/2017Last Modified11/16/2017Property NumberProperty AddressLoyola Lane between Decker Lane & Johnny Morris Rd., Austin, TX 78724Latitude/Longitude30.295400, -97.635978Listing PriceProject OngoingOwnershipPublicly OwnedProperty/Project size (acres)208Structures on siteno
- Listing Reports
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