houston community college strategic real estate study houston, texas

Sale PendingProperty Under Review

15 Minute Drive Radius

Missouri City Ctr

HCC Taxable Area

HCC Service Area

gend

Acres Homes

Brays Oaks

TX Parkway

North Forest Voc-Tech

Stafford Campus

Spring Branch Campus

Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road

Alief - Bissonnet Ctr.

West Loop

Felix Fraga

ATTC/Northline Campus

CC Taxable Area

CC Service Area

te Drive Radiusmph avg speed)

rent Active - Not Changing

rent Active - Expanding

ndfStafforrdff

SprrinCKaty CCampusCCCC

Alieiefef - Hef ief

etet Ctr.nneet ref - Bissonnef - BissoAlieefAlieef - Bisf - Bisef - Bisef -ef ef ssosoonnononnsoooBissssss

CCC Taxable Area

CCC Service Area

tte Drive Radiusmph avg speed)

rrent Active - Not Changing

rrent Active - Expanding

nndStudy Documentation

Project No.415084

Submittal Date22 March 2016

Houston Community College Strategic Real Estate Study Houston, Texas

Houston Community College Strategic Real Estate Study2

Build facilities near where students live, work and travel...and anticipate how programmatic content affects location

Robert M. Stein, PhD Lena Gohlman Fox Professor of Political Science, Rice University Fellow in Urban Politics, Baker Institute for Public Policy

Page Southerland Page, Inc. 3

Key Questions Driving Study The Houston Community College System (HCC), in the course of delivering upon its educational mission, owns numerous real estate properties. These properties serve as active educational campuses, administrative operational bases, and placeholders for future educational or administrative needs. Properties were acquired over time in support of intended service and growth plans, or were gifted to the College. Periodic review and realignment of real estate inventory is necessary to assure ongoing asset alignment with system plans and regional realities. This strategic real estate study analyzes both system provided and publically available data to outline an objective framework to inform key real estate decisions.

The key questions this study addresses are:

1. What is the optimum distance between educational campuses in a community college network?

2. What is the optimum size of a single community college campus?

3. Are there any identifiable areas within the HCC service area where a campus does not currently exist, but objective research suggests a campus should be located?

4. Are any of the existing HCC properties currently operating as (or targeted as future) educational campuses in the wrong place, or poorly located based upon objective considerations?

Two parallel approaches to addressing these questions are reflected in this report. In the first, Robert M. Stein, PhD, in his role as Empirical Researcher and Demographic Analyst, conducted a review of published literature and consensus best practices for community college system planning to identify any established guidelines that might inform or direct the HCC real estate strategy. In the second, PageSoutherlandPage, Inc. (Architects - hereinafter, Page) built from Steins research to compile demographic and geographic data in a series of maps showing different characteristics of the service area and real estate network. The convergence of these parallel approaches establishes an objective basis for further exploration.

Executive Summary


Review of Published Literaturefrom Locating Community College Facilitiesby Robert M. Stein, PhD

For the complete text of Steins review, please see chapter 7 at the end of this document.

A review of scholarly published literature on the best practices for locating community college facilities does not net a set of unambiguous metrics for making decisions on where to locate community college facilities. Beyond building facilities near to where community college students live, work and travel and anticipating how programmatic content effects location, there is little more to be gleaned from published literature on community college facilities.

There is a clear consensus in the literature that the location of community college facilities relates to the relationship between the instructional programs at the community college and the composition of its students and users. This relationship defines not only where the college might locate its facilities, it also identifies how college infrastructure/facilities should be configured and equipped.

This study is charged with measurable, location-based analysis, and location-based instructional evaluation will not be addressed in this report.

Study Context In June of 2011, HCC published the HCC System Facilities Master Plan: 2011-2033. This comprehensive plan summarizes a full year of research and consultation with numerous HCC leaders and stakeholders aimed to create a clear vision for all future development of the physical environment of Houston Community College Systemin support of its academic missions and goals. Recognizing that both HCC and the region served by the system will evolve, the plan recommended regular updates. Five years later, this supplementary study builds directly on the vision established in the 2011 master plan.

One of the four key methods employed in the master plan was, identification of the main drivers that impact basic decisions about facility location. The main drivers identified are: demographics, accessibility, and enrollment pipeline. A combination of the key questions, Steins research, and these drivers serve to organize this real estate study.

Disclaimer - This study was completed over a period of months during which some situational changes occurred. In particular, the planned sale of the Missouri City Sienna Plantation campus was completed on 26 February 2016. There may be isolated references to this campus which do not reflect that change in condition.


Demographic and Geographic Analyses

Current Use Analysis Objective analysis logically builds from the explicit historical data available. Today, each of the existing HCC academic campuses serve different numbers of students. When comparing the relative student use by campus with the zip code of origin of HCC students, it appears that students are in some cases traveling past a campus that is closer to their home in order to attend classes. One possibilie explanation is that students are willing to travel further to attend a larger location with more of a campus feel. This study does find a positive correlation between building size and level of student usage, but without further analysis into other possible drivers like relative course offerings and facility quality/amenities the role of campus size in student preference is difficult to disaggregate. Further study is required to identify optimal campus size.

Another analysis of student location with respect to campuses shows that a substantial number of HCC students are identified as coming from outside the taxing district (23% in Fall 2015). The majority of these hail from Katy, Spring Branch and Fort Bend ISD, but students originate from all the surrounding districts. This demand suggests growth opportunity is strong to the west.

Comparative maps are employed in this report to geographically illustrate the current population, population density, and population by target (most common community college attending) age. Additionally, proportion of population by ethnicity is mapped to highlight how the diversity of HCCs service area is distributed geographically. Following are a series of maps that look at educational attainment of the resident population, showing both all the adults with less than an associates degree as their highest attainment and those adults who are community college ready (possess college readiness degrees or credentials).

To supplement these analyses of where potential students reside today, a series of maps looks at forward indicators of potential students. First, a population growth map shows where the service area is experiencing the fastest population growth. Second, the public high schools with the lowest 4-year graduation rates are mapped, with their attendance boundaries, to suggest where the GED and college prep population needs are greatest. Finally, the major Houston area employment centers are located to show job centers which support part-time and working students.

The final analysis explores where community college campuses currently exist, locating all of the surrounding community college system campuses as well as analyzing the effective overlap of existing HCC sites through evaluation of the 15 minute drive-time radius from each active and planned campus.


Conclusions The demographic and geographic analyses aggregate up into a zip-code level priority map that highlights the geographic locations of greatest potential based upon an even weighting of seven geographic prioritization measures (see box below). This priority map locates the ideal geographic areas for community college campuses across the HCC service area, irrespective of the current network of HCC facilities.

Population at target age (15-29 years)

Representative ethnicity concentration Population density Educational attainment and readiness for college coursework Population growth Low 4 yr graduation rate high school zones Employment center proximity

Geographic Prioritization Measures

Recommendations and conclusions for this real estate strategy are drawn from examination of the existing network of HCC campuses and their overlapping convenient access areas (as measured by the drive-time radius analysis) against the priority map created. In every case, the highest priority zip codes identified are being served by more than one HCC campus location. This suggests that the established network of campuses effectively targets the priority students, and there may be opportunities for consolidation as operational and financial considerations are evaluated.

On the facing page, each of the property holdings which are under review in the current inventory, meaning that they are owned by HCC but no current plans exist to develop a campus or administrative building on the site, is discussed in detail with respect to the priority population that might be reached from that location and the overlap with existing or under development facility resources. Additionally, several consolidation opportunities are identified with properties that overlap heavily in their effective reach.


Recommendations Specific recommendations for the properties under review are:

Westheimer - Divest property: location covers a high priority geography but has extensive overlap with existing and planned HCC campuses

Katy and Katy Mills - Divest property: Evaluate the potential to ultimately divest Katy Mills and the current Katy campus in favor of a new campus better serving the western reaches of the service area. The current placement of the Katy campus means roughly half of its 15 minute drive radius is already served by the Spring Branch Campus. At the same time, the Katy Mills property, which covers geography well to the west of and distinct from Spring Branch is too small to support substantial development.

288/MacGregor - Divest property: location covers a high priority geography, but is very close to numerous existing campuses which already serve that priority geography well

E. Little York - Divest property: location is well located with respect to priority geography on the north east side of the service area, but is very close to numerous existing campuses and would not serve a new population from that location

Midtown Purchase - Hold as parking and future expansion for Central campus: location is sufficiently close to the existing central campus to realize efficiencies in operation and investment as inexpensive overflow surface parking in the immediate, and future expansion space for the Central Campus in the future.

Delano Warehouse - Divest property.

Specific recommendations for consolidation of existing properties are:

Gulfton - Divest property: location has heavy overlap with the West Loop campus and a small student body, suggesting that consolidation with the West Loop location and the new center at Brays Oaks will utilize resources more effectively.

Pinemont (Leased) - When lease is up, look for opportunities to either consolidate operations with Northline or shift the campus west to improve geographic coverage and reduce the overlap with the ATTC/Northline campus facility..

Future property location opportunities may be evaluated against the established geographic priority map and the overlapping existing campus drive-radius map to determine whether the real estate represents an objective opportunity to serve the target HCC student population effectively.


...the relationship between the instructional programs at the community college and the composition of its students and users...defines not only where the college might locate its facilities, it also identifies how college infrastructure/facilities should be configured and equipped.Robert M. Stein, PhD Lena Gohlman Fox Professor of Political Science, Rice University Fellow in Urban Politics, Baker Institute for Public Policy


4.0 Student characteristics and local demographics

39 Community College Student Characteris-tics - National Trends

40 Houston Area Population Distribution41 Houston Area Population Density42 HCC Students - by Age43 HCC Students - Saturation of Target Age

Group Across Service Area44 HCC Students - by Ethnicity45 HCC Service Area Population Distribution

by Ethnicity46 Educational Attainment Across HCC

Service Area - Proportion at Less than Associates Degree

47 Educational Attainment Across HCC Service Area - Number at Less than Asso-ciates Degree

48 Educational Attainment Across HCC Service Area - Proportion with No Degree That are College Ready

49 Educational Attainment Across HCC Service Area - Number with No Degree That are College Ready

5.0 Predictive indicators

51 Recent Population Growth52 Target High School Zones53 Employment Centers

1.0 Definitions, Funding, and Oversight

15 Definitions, Service and Taxing Areas16 School Districts Within HCC Service Area18 Administrative Organization and Breakdown 19 HCC Trustee District Boundaries

2.0 HCC Real Estate Property Summary

21 Introduction22 HCC Existing Real Estate by Property Status23 Complete Property Listing24 Real Estate Building and Land Area by Loca-

tion

3.0 Academic Property Usage

30 Students By Primary Campus31 Current HCC Students by Zip Code32 Current HCC Students per Zip Code by

Campus34 Campus Size Analysis36 School Districts Surrounding HCC Service Area37 Out of District HCC Students

Contents/

01

02

03

04

05


6.0 Distribution, Area Coverage, and Competition

55 HCC Existing Locations Drive Time Radius Overlap56 HCC Properties Under Development Drive Time Radius57 HCC Properties Under Review Drive Time Radius58 All Community Colleges Serving MSA59 Surrounding System Campuses and HCC Drive Times

7.0 Analysis and conclusions

61 Approach Summary62 Opportunity Prioritization Summary by Zip Code63 Opportunity Map vs. Existing HCC Coverage64 Westheimer Location66 Katy Mills Location68 E Little York Location70 288/MacGregor Location72 Midtown Purchase Location74 Delano Warehouse Location

8.0 Appendix

77 Full Text : Locating Community College Facilities79 Related Note: An overview of community college users

and programs-Nationally80 Excerpt from Memo: Discussion Regarding Possible

Classification of Instructional Sites81 Summary Property List82 Complete Property List

07

08

06


System Leadership/ Board of Trustees

Dr. Adriana Tamez, Chair, District III

Robert Glaser, Vice Chair, District V

Dr. Carolyn Evans-Shabazz, Secretary, District IV

Zeph Capo, District I

David B. Wilson, District II

Dr. John P. Hansen, District VI

Neeta Sane, District VII

Eva L. Loredo, District VIII

Christopher W. Oliver, District IX

Executive Cabinet

Dr. Cesar Maldonado, Chancellor

Teri Zamora, Sr. Vice Chancellor, Finance & Administration

Dr. Kimberly Beatty, Vice Chancellor, Instructional Services, CAO

Dr. Butch Herod, Vice Chancellor, Innovation Planning & Institutional Analytics

E. Ashley Smith, General Counsel

Frederica Guthrie, Director, Communication Services

Dr. Melissa Gonzalez, Chief of Staff


Acknowledgements/ This document represents the compilation of months of work organized and led by PageSoutherlandPage, Inc. (Page) in consultation with key Administrators of Houston Community College and under the direction of Charles D. Smith, PE, Chief Facilities Officer Houston Community College.

Page gratefully extends its gratitude to all participants from HCC for sharing their time and leadership.

Jeff Bricker is committed to improving the quality of life in Houston through his architectural practice. A proud native Houstonian, he has managed many large, complex projects for educational, government, and business clients in his hometown. Previously a principal of Bricker + Cannady Architects, he now provides Page with technical and managerial direction on a number of important public projects for the City of Houston and Harris County, as well as an array of other building types for private sector clients. Bricker + Cannady was folded into Page when Jeff was invited to join the firm in 2004.

Jeff is equally passionate about his commitment to civic service efforts in Houston, often sharing local developments and updates with staff and encouraging their interest and involvement in city governance. A longtime community leader, he has been involved in the planning, strategy and fundraising for numerous bond elections and local political campaigns. As he points out, Our responsibility doesnt end when we complete projects that improve the way people live. We also have a duty as citizens to ensure that quality of life continues through community involvement.

Jeff has served on the boards of Southwest Houston 2000, The Park People, Leadership Houston, and the American Red Cross. In addition, he has been active with the Greater Houston Partnership, having served as the former chair of its Local Government Relations Committee and Federal Government Relations Committee, a founding member of its Partnerships Quality of Life Committee, and former chair of a taskforce on sensible growth for its Business Issues Committee.

His projects include the Jones Plaza in Houstons Theatre District, several buildings within the Discovery Green downtown park, the Houston Area Womens Shelter, the Student Services Center for the University of Houstons downtown campus, more than 80 municipal parks under the auspices of the City of Houstons Parks to Standard Program, development of the master plan for the Harris County parks system, and the Maverick Activities Center at the University of Texas at Arlington.

Several recent projects for the University of Houston have helped to transform its main campus. Those include the Student Recreation and Wellness Center, the West Dining Facility, and the 800-bed Cougar Place student housing projects. The $120 million football stadium, initially accommodating 40,000 spectators but designed to be expanded in the future to add another 20,000 seats, further expands his campus portfolio.

Jeff Bricker, AIA, Principal in Charge


Jamie Flatt, Principal, Strategic and Geographic Analyst

Also a proud native Houstonian, Jamie first brought her exceptional creativity and business acumen to predesign projects at Page in 2005. She arrived at the profession of architecture via a circuitous route: psychology major/pre-med student at Harvard, management consultant focused on emergence of the internet and modernization of banking networks right out of school, then internal strategist at a New York investment bank for two years, finally rounded out by a brief stint as fulfillment manager at a media marketing firm before getting her MArch at Rice.

At Page, Jamie has led predesign projects across numerous market sectors including academic, civic, government, corporate, and public safety. Notable projects include a needs assessment for the Houston Police Department Headquarters consolidation (still the basis for the proposed Houston Justice Complex), a service and facility master plan for the Houston Public Library, and a master plan for ADNOCs Petroleum Institute campus in Abu Dhabi.

Prior to joining Page, she served as an associate in the Corporate Strategy Group at Lehman Brothers in New York developing firm-wide strategic planning and analysis. Jamie also served as an analyst for a strategic consulting firm in Washington, D.C., where she conducted retail network optimization analyses for a major retail bank across multiple markets.

Robert M. Stein, PhD, Empirical Researcher and Demographic Analyst

Robert M. Stein, Ph.D., is the fellow in urban politics at the Baker Institute and the Lena Grohlman Fox Professor of Political Science at Rice University. He also is the faculty director of Rices Center for Civic Engagement. Steins current research focuses on alternative modes of elections and voting procedures in the United States; emergency preparedness, behavioral response to severe weather events, and risk assessment; and home weatherization programs in low- and moderate-income households. His work has been supported by the National Science Foundation, the City of Houstons Office of Public Safety and Homeland Security, the Environmental Defense Fund and Pew Charitable Trusts, among others.

Stein is co-author of Perpetuating the Pork Barrel: Policy Subsystems and American Democracy (Cambridge University Press, 1995) and author of Urban Alternatives: Public and Private Markets in the Provision of Local Services (Pittsburgh Press, 1990). He has received the Outstanding Reviewer Award from Political Research Quarterly and the Best Paper Award on Federalism and Intergovernmental Relations (with Kenneth Bickers) from the American Political Science Association. He teaches courses on public policy, urban politics and political behavior at Rice, where twice he has been awarded the George R. Brown Award for Superior Teaching. Stein received his bachelors degree from Ohio Wesleyan University. He earned his masters and doctoral degree from the University of WisconsinMilwaukee.

Aaron Jones, AIA, Associate Principal, Project Manager


The board of trustees of a junior college district may accept or acquire by purchase or rent land and facilities in the name of the junior college district within the junior college districts service area.

Texas Education Code Title 3, Subchapter G Section 130.086


1.0 Definitions, Funding, and Oversight

Definitions, Service and Taxing Areas

Like all junior college systems in Texas, HCC is regulated by the state education code. The following text is from Title 3, Subchapter G, Section 130: Higher Education, Non-Baccalaureate System, Junior College Districts. This code articulates the specific rules governing property considerations for Junior Colleges.

Sec. 130.161. 2): Service area means:

(A) the territory within the boundaries of the taxing district of a junior college district; and

(B) the territory outside the boundaries of the taxing district of a junior college district in which the junior college district provides services.

Sec. 130.182 defines the service area of the Houston Community College System District as including the territory within:

the Houston, Alief, Katy, Spring Branch, and North Forest independent school districts;

the Stafford Municipal School District; and

the part of the Fort Bend Independent School District that is located in the municipalities of Houston, Missouri City, and Pearland.

See map on following page.


LegendHCC Taxable Area

HCC Service Area

HCC Property

Katy ISD

Spring Branch ISD

Alief ISD

Fort Bend ISDHouston ISD

StaffordISD

School Districts Within HCC Service Area

Only that part of the Fort Bend Independent School District that is located in the municipalities of Houston, Missouri City, and Pearland is included in the HCC Service Area.


The college has several funding options available to fund the purchase or construction of campus facilities:

General Obligation Bonds

repayment funded by debt portion of ad valorem taxes*

Public Finance Corporation (PFC)

Lease Revenue Bonds

repayment funded from pledged PFC lease revenues

Revenue Bonds repayment funded from pledged operating revenues

Public Private Partnership (P3)

funded by operations under partnership agreement

Fund Balance funded from cash accumulated from previous years operations and from disposition of assets

Tuition and Fee Revenues

tuition and fee rates set by HCC Board of Trustees; available for all valid expenses of the college

Operation and Maintenance Tax

ad valorem tax rates set by HCC Board of Trustees; available for all valid expenses of the college within the taxing district only

The two* primary options available to the college for operation of campus facilities include:

* General Obligation Bonds require approval by an election of the voters within the HCC taxing district, and may not be used to fund locations outside of the taxing district.

* HCCs other primary funding stream received from state appropriations must be used exclusively to pay for instructional and administrative salaries, and supplies and materials for instructional purposes.

The defined service area is larger in the case of HCC than the established taxable area. Within the designated service area, Spring Branch and Katy ISD residents have not yet voted to support HCC directly via property taxes. As a result, students residing in the district, but outside of the taxable area pay tuition at out-of-district rates.


Administrative Organization and Breakdown

The Houston Community College System district is divided up into nine trustee districts for the purpose of representation and oversight. The map on the facing page illustrates the trustee district breakdown.

One benefit of the current study is that it highlights the reality that many community college students attend classes closer to where they work, shop and travel each day than to where they sleep. Professor Steins previous publications on the challenges of democratic governance structures imply that continuing to provide the types of information assembled by the Administration and reported herein regarding where the students living in each district actually engage HCC will materially assist Trustees in making sound decisions and explaining them to the electorate.1,2

1. Robert M. Stein and Kenneth N. Bickers. 1995. Perpetuating the Pork Barrel: Policy Subsystems and American Democracy. Cambridge University Press

2. Aggregated information on student enrollment by campus can be provided to trustees, preserving the confidentiality and privacy of individuals students.


I

II

IIIIV

V

VI

VII

VIII

IX


HCC Service Area

HCC Teaching Site

HCC Trustee District Boundaries


...HCC currently serves a 622 square mile service area via 3.7 million square feet of academic buildings on 576 acres of property ...

Aggregate of Master Property Data


2.0 HCC Real Estate Property Summary

The Houston Community College System (HCC), in the course of delivering upon its educational mission, owns numerous real estate properties. These properties serve as active educational campuses, administrative operational bases, and placeholders for future educational or administrative needs. Properties were acquired over time in support of intended service and growth plans, or were gifted to the College.

The entire inventory of properties held by HCC are included in this study. 187 separate parcels are separately accounted for (either by name or appraisal district designation). A large number of these parcels are contiguous or adjacent to one another and for the purpose of this analysis have been aggregated into 26 distinct tracts. Re-platting these properties would simplify asset management, ongoing analysis and public explanation of land holdings, however, such re-platting efforts should be carefully considered as part of other work, as the standalone cost of reducing 187 plats to 26 locations could easily exceed two million dollars.

Properties are grouped by current administrative entity or College where applicable and then designated as one of the following types, depending on the current plans for that location.

Introduction

Existing - Developed property in current service not currently slated for growth or disposition.

Expanding - Developed property in current service being expanded as part of the current construction program.

Under Review - Current holding that is not in active service and which the administration has asked Consultant to specifically comment upon.

Under Development - Current property that is the site of new facility under contract for construction.

Sale Pending - Current property being divested by the College

Total Area of Land Parcels Analyzed, by Status (square feet)

Total Building Area Grouped, by Property Status (square feet)

1,414,571

2,909,393

61,803 120,134 45,000

Existing Expanding Under Review UnderDevelopment

Sale Pending

8,097,500

11,970,004

1,932,551 2,877,493

195,253

Existing Expanding Under Review Under Development Sale Pending

Current Area


0

1,000,000

2,000,000

3,000,000

4,000,000

4,627,881

Land Area Owned (sf)


HCC Service Area

Central

Coleman

Northeast

Northwest

Southeast

Southwest

District

College

Existing/In Use - No change planned

Expanding Campus

Under Development

Property Under Review

Sale Pending

Leased

Property Status

North Forest Voc-Tech Campus

Stafford Campus

Warehouse-9424 Fannin


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Katy Mills

Central CampusWestheimer

JP McGovern

System Admin

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop288/MacGregor

Midtown Purchase

Felix FragaWhse-Delano


E Little York

HCC Existing Real Estate by Property Status

Analysis and objective review of the existing facilities is complicated by the different property and location names utilized for the various properties in inventory. Upon completion of the CIP, the System will have at least 28 distinct operating locations, in addition to remote sites. These locations are currently designated as Building, Campus, Center,College, and Facility; without apparent regard to size, population or function. As HCC moves towards the Centers of Excellence strategy a more consistent naming approach would simplify communications and administration of the various facilities (see facility directors memo excerpt in appendix).


Complete Property Listing Administrative Unit Specific Location Land Area (sf) Current StatusDistrict System Admin Building 163,085 Existing

Warehouse-9424 Fannin 593,726 Existing

Warehouse-Delano 31,260 Under Review

Central South Campus 4,527,626 Expanding

Central Campus 1,176,885 Expanding

288/MacGregor 396,706 Under Review

Midtown Purchase 178,605 Under Review

Coleman Health Science Ctr. 155,302 Expanding

John P. McGovern 10,800 Leased/Under Review

Northeast Northeast Campus 4,521,631 Existing

Auto Tech Training Ctr. 203,866 Existing

Pinemont Center 51,435 Leased/Existing

North Forest Voc-Tech 1,919,002 Expanding

Northline Campus 976,266 Expanding

Acres Homes 492,637 Under Development

Donation-E Little York 214,350 Under Review

Northwest Katy Campus 1,347,931 Existing

Spring Branch Campus 878,694 Existing

Alief - Bissonnet Center 229,613 Existing

Alief - Hayes Road 965,367 Expanding

West Houston Inst. 1,019,412 Under Review

Katy Mills 81,418 Under Review

Southeast Eastside Campus 683,107 Expanding

Felix Fraga Academic 466,014 Expanding

Southwest Gulfton Ctr 107,519 Existing

West Loop Ctr 771,032 Expanding

Stafford Campus 329,403 Expanding

Missouri City Ctr 195,253 Sale Pending

Brays Oaks 558,421 Under Development

TX Parkway 1,826,435 Under Development

*Note that the properties comprisingthe Stafford Campus are not currently contiguous, with several plots a short distance away on

. Discussions are underway with the local municipality to swap land that is adjacent to the HCC campus for these sites. Given the increased functionality and flexibility that contiguous properties provide, it is recommended that the land swap be pursued.

*


Real Estate Building and Land Area by Location

Established/Planned

Total Land Area(square feet)

Building Area(square feet)

292,000

269,451

237,252

140,000

0.08

0.15

0.26

0.43

0.33

0.38

0.84

0.23

0.05

0.03

1.00

2.44

FAR

NORTHWEST

SOUTHWEST

COLEMAN

108,503

132,856

60,220

411,048

35,500

294,451

275,497

27,189

45,000

67,825

10,800

378,242

1,347,931

878,694

229,613

965,367

107,519

771,032

329,403

195,253

558,421

1,826,435

10,800

155,302

Katy Campus

Spring BranchCampus

Alief -Bissonnet Center

Alief -Hayes Road

Gulfton Center

West Loop Center

Stafford Campus

Sienna PlantationCenter

Brays Oaks

TX Parkway Center

John P. McGovern

Health Science Ctr.

Each property listed on the preceding page is illustrated on the charts to the right (and following page). Properties are grouped by administrative unit.

The length of the gray bars on the left are sized to show the relative area of HCC buildings on the land. The darker gray represents the future, or planned area, while the lighter gray represents the current building area.

The bars extending to the right are sized to show the relative size of the land available at that location and are color-coded by the status of the property (existing, expanding, under review, etc.).

Properties with larger gray bars and smaller colored bars are more constrained in their potential for future growth than properties with larger colored bars and smaller gray bars.

This ratio of building to land area is sometimes called the Floor to Area Ratio or FAR.

The lower FAR properties have substantially more opportunity for growth (e.g. Texas Parkway Center) than the properties with an FAR greater than 1.0 (e.g. the Health Science Ctr.)




FARNORTHWEST

39,000

41,753

115,225

288,559

68,805

701,150 0.02

0.62

0.21

3.42

0.06

0.35

1.00

0.03

0.17

0.23

0.05

0.49

CENTRAL

DISTRICT

NORTHEAST

SOUTHEAST

103,959

124,245

558,450

271,370

72,059

51,368

107,653

166,731

25,120

333,007

105,237

731,348

4,527,626

1,176,885

593,726

163,085

4,521,631

203,886

51,435

1,919,002

976,266

492,637

683,107

466,014

South Campus

Central Campus


System AdministrationBuilding

Northeast Campus

Auto Tech Training Ctr.

Pinemont Center

North ForestVoc-Tech

Northline Campus

Acres Homes

Eastside Campus

Felix Fraga Academic

Floor Area Ratio (FAR) is the ratio of a buildings total floor area (gross floor area in square feet) to the size of the piece of land upon which it is built (square feet of land). FAR is a measure of site development density. The color codes visually highlight the very dense sites (towards red on the spectrum) vs. the much less dense sites (towards green on the spectrum).

Legend

Building Area (sf)

Floor to Area Ratio(FAR)

Land Area (sf)Existing/In UseNo change planned

Expanding Campus

Under Development

Sale Pending

Leased

Existing

Future/Expanded

Least Greatest


81,418 Katy Mills

396,706 288/MacGregor

178,605 Midtown Purchase

214,350 Donation-E Little York

1,019,412

31,260

Westheimer

Warehouse-Delano40,000

Specific suggestions for each property under review are outlined in the final chapter of this report, Chapter 7.

Real Estate Building and Land Area by Location

Properties Under Review



FARNORTHWEST


Map of all properties - size of land holding indicated

0

1,000,000

2,000,000

3,000,000

4,000,000

4,627,881



HCC Service Area

Central

Coleman

Northeast

Northwest

Southeast

Southwest

District

College


Stafford Campus



Health Science Ctr.

North mpus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Katy Mills

Central CampusWestheimer

JP McGovern

System Admin

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop288/MacGregor

Midtown Purchase

Felix FragaWhse-Delano


E Little York

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The map on this page shows the geographic location of each property studied, with the circle size indicating relative land area of each property. The bubbles do not correspond to actual geographic map scale, but are relevant for comparison of each property to the others.The South Campus and Northeast Campus are the largest aggregations of land within HCC.


How community college students use and access the college courses and programs has a significant influence on the location and configuration of community college facilities.



3.0 Academic Property Usage

FTSEUDHC

2,000

4,000

6,000

8,000

10,000

2,000

4,000

6,000

8,000

10,000

2,000

1,82

1 3,5

09

705

1,67

4

828

3,29

4

3,17

1

381

1,16

0

255

5,00

7

1,52

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197

407

154

1,56

0 2,63

6

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FTSEUDHC

FTSEUDHC

FTSEUDHC

FTSEUDHC

FTSEUDHC

FTSEUDHC

CENTRAL NORTHEASTNORTHWEST SOUTHWEST SOUTHEASTCOLEMAN

The charts above show the Fall 2014 Full-Time Student Equivalent (FTSE) campus usage for each campus (darker bar with count of FTSEs) alongside the Unduplicated Head Count (UDHC).

UDHC counts all the students who use a specific campus, with duplications removed, but there is no distinction between students who are present for three hours per week and those who are present for forty hours per week. Thus UDHC is useful for the calculation of student fees, to understand the administrative load upon a campus, and to inform decisions about certain types of space, such as libraries and recreation centers that may be used by all categories of students. FTSE is the customary measure used in facility planning because it equalizes the time impact on the facility of different types of students. At HCC, FTSE is calculated by dividing the total number of instructional contact hours by 240, which is the number of contact hours in a 15 credit hour academic semester.

The use of both measures allows the district to make informed decisions about space planning, and to combine data about different types of student usage on an equivalent basis for the purpose of comparison.

Fall 2014 Data


0

1,000,000

2,000,000

3,000,000

4,000,000

4,627,881



HCC Service Area

Central

Coleman

Northeast

Northwest

Southeast

Southwest

District

College FTSE0

1,000

2,000

3,000

4,000

5,007


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central CampusAlief - Hayes Road


West Loop

Felix Fraga


Students By Primary Campus The map below superimposes the relative FTSE per active campus data from the previous page onto the service area map to show where in the HCC service area the greatest student use of campuses occurs. The map is shown parallel to a map on the facing page color-coded by the number of HCC students residing in each zip code. The juxtaposition of these two maps allows a comparison of student residential concentration and heavy campus use. Not surprisingly, the Central campus is not located in a high student population area yet draws the largest student usage, suggesting that some campuses gather students from a large geographic area and usage relates to other factors besides location of student residence.

Note: The size of the circle on the map above corresponds to the relative number of full-time student equivalents using that campus. This allows for a visual comparison of the relative student use rate in the correct geographic location. The bubbles are centered on the specific campus location, but should not be mistaken for suggesting size of geography covered and apparent overlap or proximity is incidental.



HCC Service Area

HCC Instructional Locations

1 2,500All HCC Students

Current HCC Students by Zip Code


Current HCC Students per Zip Code by Campus

Northwest College

Southwest College

Drilling down to the next level of detail, the six maps at right show, for each administrative college grouping, where the students using the highlighted campuses reside. Generally a correlation emerges between where students are assigned by college and where they reside. Exceptions to this occur in the Coleman College, which draws evenly from the entire service area due to the specialized nature of coursework offered, and Central College.

For visual consistency, the scale of each map is the same (the darkest green on one map relates to the darkest green on each other map). This consistent scale allows an accurate cross-map comparison, and shows that the highest student resident concentration of any college happens in the northwest.

1 1,400

Students Residing in Zip Code

Active Campus in College

Other HCC Active Campus


Northeast College

Southeast CollegeCentral College

Coleman College


R = 0.6847

R = 0.6546

-

2,000

4,000

6,000

8,000

10,000

12,000

14,000

- 100,000 200,000 300,000 400,000 500,000 600,000 700,000 800,000

FTSE

UDHC

Linear (FTSE)

Linear (UDHC)

Spring BranchCampus

Health ScienceCtr.

Northline

Stafford West Loop

Eastside

Alief-Hayes

Central Campus

Northeast Campus

Campus Building Area (Existing sf)

Num

ber

of

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Katy Campus

Campus Size Analysis

One of the four driving questions of this study asked what is the optimum size of a single community college campus. There are numerous considerations which inform effective campus size that do not relate directly to real estate location and are outside the scope of this study, these can be summarized as level of property investment and current academic functionality.

Analyzing the data which does comprise this study, there appears to be a correlation between campus size and student use of the campus. The graph above plots the number of students assigned to each campus (both FTSE in blue and UDHC in orange) vs. the gross building area recorded at the campus. For both types of student counts there is a positive correlation between number of students using the campus and facility scale. Further investigation is needed to understand why some locations appear to be outliers to this observation and to establish whether there is any causal link between scale and student preference.


1,82

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Student Breakdown by CampusFull-Time Equivalents and Unduplicated Headcount

FTSE

UDHC

1.67

8

2.64

1

1.17

1

0.57

3

2.33

2

1.22

2

1.40

0 0.84

7

0.77

3

0.65

4

0.72

0

0.56

3

0.27

3

0.79

2

0.36

9

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Student Use BY Campus Building AreaFull-Time Equivalents and Unduplicated Headcount

FTSE/100sf

UDHC/sf

1.35

3.99

3.07

1.73

7.70

4.27

9.63

1.95

7.47

0.06

4.25

0.33

0.42

7.91

0.08

2.19

3.86

1.15

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Student Use by Campus Land AreaFull-Time Equivalents and Unduplicated Headcount

FTSE/1000sf

UDHC/sf

Students per 1,000 sf of Building Area

Students per 1,000 sf of Property (Land) Area

Another tool for evaluating whether campus land and/or building size is related to student preference for that campus is to compare the students per unit area across the different campuses. In this way, the fact that larger campuses inherently have more classes to offer students can be set aside.

The charts at right provide a visual comparison of the students per 1,000 square feet of building (middle chart) and per 1,000 square feet of land (bottom chart). If there was a preference for larger campuses in general, you would expect to see the largest physical campuses to have the highest intensity of use on a students per unit area basis.

The top five campuses by building area are highlighted vertically across the charts, with the Central Campus as the largest by almost 50% in yellow, and the next four largest, which are similar in size to each other, highlighted in green.

These properties do not reflect a significantly higher intensity of use via this graphic analysis, supporting the conclusion that more research is needed to determine how campus size correlates to student behavior.

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HCC Student Campus Usage (2014-2015)



HCC Service Area

Aldine ISD

Klein ISD

Cy-Fair ISD

Pearland ISD

Pasadena ISD

Galena Park ISD

ChannelviewISD

Katy ISD

Spring Branch ISD

Alief ISD

Fort Bend ISDHouston ISD

StaffordISD

Students attending HCC from out-of-district pay a higher tuition than in-district residents. Given the availability to many potential students of other, in-district, alternatives (see map of other system locations on

School Districts Surrounding HCC Service Area

page 54), HCC enrollment at a higher personal cost is interesting. Possible explanations include: attendance convenience closer to work than home, and/or a preference for HCC environments or course offerings over those of alternative higher education opportunities.


Coleman

Central

All HCC

HCC Taxable Area

HCC Service Area

1

# of Students, Fall 2015

3,200

A substantial proportion of current HCC students hail from school districts that are outside of the taxable service area. The maps above show the relative proportion of students enrolled in the fall of 2015 who originated in non-HCC school districts.The heavier concentration of students to the west (map left) reflects the heavy use of HCC by students from Katy and Spring Branch ISD

Out of District HCC Students

All and by College

NortheastNorthwest Southwest Southeast


... The diversity of students and of the courses they take at community colleges poses a significant challenge for locating and configuring community colleges facilities..



Community College Students vs. National Population

4.0 Student characteristics and local demographics

Users of the nations 992 community colleges are a diverse group. Nearly half (46%) of all U.S. undergraduates are enrolled at a community college. The average age of community college students is 28 with 14% over the age of 40.

In addition to attending a community college, nearly all of these students hold full or part time employment. Nearly a quarter are full-time students employed full-time; the modal number of students are part-time students and full time workers. Most importantly, 61% of all attendance at a community college is part time.

Community college students are largely commuters living at home, with only 25% living in on-campus housing. Half the students attending a community college are non-Anglo. Among all Hispanic undergraduates in the U.S. 57% are enrolled in a community college, 52% of African-American undergraduates attend a community college.

The demographic profile of Houston Community College closely matches that of the other U.S. community colleges in the top 30 urban metropolitan areas, particularly throughout the south and south western states.

How community college students use and access the college courses and programs has a significant influence on the location and configuration of community college facilities. For example, part-time students, working either full or part-time, have to navigate commuting to community college sites to attend classes. These commutes might originate from multiple locations, including residences, work and other places the student might visit during the week e.g., shopping malls.

Community College Student Characteristics - National Trends

Student ethnicity %White 50%Hispanic 21%Black 14%Asian 6%Native American 1%2 or more races 3%Other/unknown 4%Nonresident alien 1%

National Research Summary of Community College Students

50%

21% 14% 6% 1%

63%

17% 13% 4% 1%

White Hispanic Black Asian NativeAmerican

4% 6%

Community College Students By Age

Age %< 21 37%

23-39 49%40+ 14%

Average Age 28 yrsMedian Age 24 yrs

Full-Time Students

Part-Time Students

Employed Full Time 22% 41%Employed Part Time 40% 32%

By employment status (2011-2012)

US Overall

US CC Enrollment


Population by Zip

1,196 95,137


HCC Service Area

HCC Active Instructional

Houston Area Population Distribution

The map on this page shows the population by zip code, offering a high level picture of how the total population is distributed across the HCC service area.


2013 People/ Square Mile by Zip

63 13,798


HCC Service Area


Houston Area Population Density

Because the land area of each zip code varies greatly, the total population in a zip code should be understood in light of the population density in addition to the total. The map on this page shows where the concentration of people is greatest across the HCC service area.


10.1%

17.6%

33.1%

16.2%

15.0%

5.5%

2.0% 0.4%

10.3%

15.8%

31.7%17.0%

15.8%

6.2%

2.7% 0.7%

All Locations64% of students between 18 & 29 years

4.6%

12.1%

34.1%20.0%

17.8%

6.9%

3.6% 0.8%

10.8%

12.0%

28.8%19.2%

18.9%

7.0%

2.7% 0.6%

HCC Students - by Age

6.7%

17.1%

33.6%17.5%

15.9%

6.1%

2.5% 0.6%

3.1%

13.5%

24.7%

22.6%

21.9%

8.7%

4.6% 1.0%

6.7%

17.1%

33.6%17.5%

15.9%

6.1%

2.5% 0.6%

Northwest67% of students 18 to 29 years

Southwest68% of students 18 to 29 years

Central66% of students 18 to 29 years

Coleman61% of students 18 to 29 years

Northeast60% of students 18 to 29 years

Southeast60% of students 18 to 29 years

Legend

HCC Student AgeLess than 18 years

18-19 years

20-24 years

25-29 years

30-39 years

40-49 years

50-59 years

60 years & over



HCC Service Area

HCC Active InstructionalAge Group Penetration

23.7%

77087

00.0%

HCC Students - Saturation of Target Age Group Across Service Area

More than 64% of HCC students are between the ages of 18 and 29 years old. Census data provides information about the breakdown of residents age by zip code. By taking the number of HCC students in a zip code and comparing that to the total number of residents in the target age group, we can approximate the penetration of HCC enrollment in a given zip code.

By this means we can see that in 77087 almost a quarter of the residents between the ages of 15 and 29 are currently enrolled in HCC. The largest area in the HCC service area with low penetration of enrollment in this age group is the northwest, suggesting that additional enrollment from that population may be targeted.


HCC Students - by Ethnicity

14.8%

31.4%35.8%

13.8%

4.2%

20.5%

27.1%32.3%

16.3%

3.8%

14.1%

32.1%

31.3%

19.4%

3.2%

13.9%

39.3%29.2%

13.7%

3.9%

14.3%

34.9%32.1%

15.0%

3.7%

10.2%

38.8%41.1%

7.3%

2.6%

10.3%

33.7%

37.1%

11.9%

7.0%

HCC Enrollment vs. Service Area Demographics

29%

39%

22%9% 0%15%

36%31%

14% 0%

White Hispanic Black Asian NativeAmerican

HCC Service Area HCC Enrollment 2015

Legend

EthnicityWhite

Black/African American

Hispanic/Latino

Asian

Other

All Locations

Northwest

Southwest

Central

Coleman

Northeast

Southeast


HCC Service Area Population Distribution by Ethnicity

White

Hispanic/Latino Black/African American

Asian

0 100%

Proportion of Population in Zip Code

0 100%


0 100%


0 100%



Educational Attainment Across HCC Service Area - Proportion at Less than Associates Degree

The map on this page shows the proportion of adults with less than an associate degree as their maximum educational attainment. The darker blue zip codes reflect areas with a greater proportion of the adult population that has yet to achieve that degree.

Proportion of Adults with less than Associates Degree

100%0

HCC Taxable Area

HCC Service Area


Educational Attainment Across HCC Service Area - Number at Less than Associates Degree

Number of Adults with less than Associates Degree

41,0001

HCC Taxable Area

HCC Service Area

The map on this page shows the absolute number of adults with less than an associate degree as their maximum educational attainment. The blue shaded zip codes reflect areas with a higher number of non-associates degree holding adult residents. Target zip codes are different than the map facing due to the difference in total population from one zip code to another.


Educational Attainment Across HCC Service Area - Proportion with No Degree That are College Ready

The map on this page shows the proportion of adults with the generally required prerequisites (High School Diploma, GED, some college coursework) but less than an associate degree as their maximum educational attainment. The blue shaded zip codes reflect areas with a greater proportion of the population that might be ready for community college coursework by this definition.

Proportion of Adults Ready for Community College

100%0

HCC Taxable Area

HCC Service Area


Educational Attainment Across HCC Service Area - Number with No Degree That are College Ready

The map on this page shows the absolute number of adults with the generally required prerequisites (High School Diploma, GED, some college coursework) but less than an associate degree as their maximum educational attainment. The blue shaded zip codes reflect areas with a higher number of community college ready students. Target zip codes are different than the map facing due to the difference in total population from one zip code to another.

Number of Adults Ready for Community College

41,0001

HCC Taxable Area

HCC Service Area


Houston has one of the youngest, fastest growing, and diverse populations in the nation...[with] a sustained history of strong population growth.

Greater Houston Partnership 2015 Houston Economic Highlights, December 7, 2015



HCC Service Area

HCC Active InstructionalCumulative Annual Population

Growth-2011-2013

Percent: 0-3.8%

5.0 Predictive indicatorsRecent Population Growth

Purple and dark purple shaded zip codes in the map above indicate the zip codes with the greatest population growth between 2011 and 2013. Over that period, the greatest growth occurred at the extreme northeast of HCCs service area and just west of the service area beyond Katy. Population growth is also evident just southeast of the Katy Mills site and on the east side of downtown. Combined with other measures of regional opportunity, growth areas suggest future opportunity.

Houston is a relatively fluid MSA, and population growth centers change over time, this analysis should be updated regularly to reflect changes over time.


Kashmere

Wheatley

Worthing

0

1,000,000

2,000,000

3,000,000

4,000,000

4,627,881



HCC Service Area

Central

Coleman

Northeast

Northwest

Southeast

Southwest

District

College


Target High School Attendance Zone:Schools with lowest 4-yr Graduation rates in district

Target HS Zones

School Location

Target High School Zones

71% 70%68%

0%

10%

20%

30%

40%

50%

60%

70%

80%

90%

100%

0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100%

Last

Tw

o-Ye

ar A

vera

ge

Average All Years Data Available

Student 4 Yr Graduation Rates by HISD High School

One area of coursework provided at HCC is GED preparation. An analysis of High School 4-year graduation rates across HISD identifies three schools which appear to be consistently below the district average for four-year graduation rates.

The attendance zones of these three schools may contain a higher than average proportion of residents who would benefit from and may seek community college coursework.


0

1,000,000

2,000,000

3,000,000

4,000,000

4,627,881



HCC Service Area

Central

Coleman

Northeast

Northwest

Southeast

Southwest

District

College


Major Employment Centers(rings represent ~10,000 employed)

1. Central Business District2. Texas Medical Center3. Westchase4. Energy Corridor5. Greenspoint6. Greenway Plaza7. Uptown8. Port of Houston9. Memorial City

Employment Centers

1

23

4

5

678

9

Employment Centers

Source:Houston Intelligent Transportation System Employment Corridors Map, maintained by City of Houston Traffic Operations Division

The Houston area is unusual in the distribution of multiple employment centers around the city. Since a large proportion of community college students work part or full-time while they attend school, proximity to their places of employment can be of great benefit. The map here shows that 8 of the 9 major employment centers identified by COH lie within or immediately adjacent to HCCs service area.


Community college students are largely commuters living at home...[and]...students working...[who]...have to navigate commuting to community college sites to attend classes.



HCC Taxable Area

HCC Service Area

15 Minute Drive Radius(at 40 mph avg speed)

Current Active - Not Changing

Current Active - Expanding

Legend


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


West Loop

Felix Fraga


6.0 Distribution, Area Coverage, and Competition

HCC Existing Locations Drive Time Radius Overlap

The HCC service area covers a broad and dispersed metropolitan area. The distance between campuses as the crow flies does not adequately indicate the real difficulty in reaching each location. The map on this page shows the calculated fifteen minute drive radius from each active HCC campus assuming an average speed of 40mph. This analysis shows substantial overlap between campuses at the center of HCCs service area, with the far western and south eastern portions of the service area served by one or fewer campus locations. At the far south east and northwest corners of the service area, no campus is within a fifteen minute drive radius.


Acres Homes

Brays Oaks

TX Parkway

HCC Taxable Area

HCC Service Area


Legend

Under Development Radius

(Location)


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


West Loop

Felix Fraga


HCC Properties Under Development Drive Time Radius

There are three new sites under development currently. Their calculated fifteen minute drive radii are shown above. This analysis shows a fair bit of overlap between the Brays Oaks and Texas Parkway sites reach. Internal information indicates that each of these sites is programmed to meet different needs than those the Stafford Campus currently satisfies.

While there is robust population growth across Fort Bend County, the maps on pages 46 through 48 indicate that the current demand for HCC services is strongest at the Harris County Boundary.


Sale PendingProperty Under Review


HCC Taxable Area

HCC Service Area

Legend

Westheimer

E Little York

Katy Mills

Midtown Purchase

288/MacGregor


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga


HCC Properties Under Review Drive Time Radius

There are five property locations under review, with their calculated fifteen minute drive radii shown above. A key consideration in whether to develop a separate campus at these locations is how the potential population of students might overlap with existing campuses.


All Community Colleges Serving MSA

Clear Horizons Early College High School

University Center at University Park

Sheldon Early College High School

g

Galena Park HS

La Porte College C

North Harris Campus

Aerospace Academy

Greenspoint Center

Sugarland Campus

Richmond Campus

Atascocita Center

Fairbanks Center

Central Campus

Cypress Center

CyFair Campus

North Campus

Victory Center

Pasadena Early College HS

Clear Lake HS

Small Business Dev. Ctr.

Maritime and Tech TC


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga



HCC Service Area

HCC

Lone Star

San Jacinto

Wharton County JC

Blinn (closest at Sealy)

The map above shows the locations run by the community college systems which surround HCCs service area. While some college system campuses are well outside of and remote from HCC, both Lone Star to the northwest and San Jacinto to the southeast operate campuses that fall near the borders of HCCs service area.


Active Campus


Clear Horizons Early College High School

University Center at University Park

Sheldon Early College High School

Health Professionals Building

Galena Park HS

La Porte Colle

North Harris Campus

Aerospace Academy

Greenspoint Center

Sugarland Campus

Richmond Campus

Atascocita Center

Fairbanks Center

Central Campus

Cypress Center

CyFair Campus

North Campus

Victory Center

Pasadena Early College HS

Clear Lake HS

Small Business Dev. Ctr.

Maritime and Tech TC

HCC Taxable Area

HCC Service Area




Legend


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga


Surrounding System Campuses and HCC Drive Times

The map above superimposes the all-system map at left onto the drive-time radius map for HCC active campuses. By this understanding of possible population draw area, there are several non-HCC campuses which fall within a convenient drive time of HCC locations.

Given the rising cost of operating academic campuses, Professor Stein notes in his literature review that many community college systems are experimenting with partnerships to distribute the cost of physical locations among institutions. In the interest of more efficiently serving the target student population, it may be worth considering partnership opportunities along the perimeter of HCCs service area with the Lone Star and San Jacinto College Systems. If HCC negotiated to offer some classes at the Cypress Center location, the existing Katy Campus might be effectively relocated to the west, improving geographic coverage of the service area and reducing overlap with Spring Branch. Similarly, if HCC partnered with San Jacinto to locate a campus at the southeast corner, both systems may benefit.


...[A] remedy (for the tendency of single member district representation to distort the policy choices of community colleges) comes in the form of transparency of information...



7.0 Analysis and conclusions

As discussed throughout the previous chapters of this report, there are numerous objective considerations that best practice research suggests a community college employ when considering real estate location strategies. In order to inform decisions regarding the existing properties under review and future property acquisition opportunities, all of the different measures presented in the document have been aggregated into a single map which codes the zip codes (the most granular level of most of the available data) by relative priority for campus location.

Each of the following measures was given equal weighting on a scale of 1-5:

Proportion of population at target age (15-29 years)

Above average representation of ethnicities with higher community college attendance levels

Population density (people per square mile)

Educational attainment (less than an Associates degree + readiness for college coursework)

Level of population growth (CAGR 2011-2013)

Location within target high school zone (lowest 4 yr graduation rates in HISD)

Proximity to employment centers (prioritized by number of people employed)

A score between 1 and 5 for each measure adds up to an overall zip-code by zip-code opportunity score. The map on the following page illustrates the relative opportunity for each zip code area on the HCC service area map.

The relative priority for each zip code shows how a new community college system, if planned today, might allocate campus resources. The reality is that HCC has a substantial existing network. Consideration of the opportunity map requires an evaluation of how the existing network aligns with the identified opportunity locations. The second map on the following spread (page 63) overlays the drive time radius analyses from the existing campuses to illustrate how the existing network relates to the priority zip codes identified. To the systems credit, the current network of campuses appears to successfully serve all of the priority zip codes identified.

Following that overall system analysis, each of the properties under review is reviewed against the opportunity and existing overlap map to support a recommendation for that location.

Approach Summary


Central

Coleman

Northeast

Northwest

Southeast

Southwest

District

Legend

HCC Taxable Area

HCC Service Area

CollegeRelative Priority

Highest

Lowest

HCC Service Area


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga


Opportunity Prioritization Summary by Zip Code

By the aggregate of opportunity indicators evaluated geographically for this study, the zip codes representing the greatest location opportunities are shown in pink on this map. By contrast, the blue shaded zip codes reflect areas of relatively less opportunity.

Note that this map does not take into account how well the existing network of HCC campuses covers the opportunity areas, it is purely mapping the demographic and economic factors discussed previously.


Opportunity Map vs. Existing HCC Coverage

HCC Taxable Area

HCC Service Area




Legend


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga


Layering the existing campus drive time radius maps onto the opportunity prioritization by zip code map shows that all of the highest priority zip codes are served by multiple established campuses. The highest priority zip code with minimal coverage is at the far west of the service area just to the north and northeast of the Katy campus location.

Campus consolidation opportunities appear to be available in the lower priority locations which are currently served by multiple campuses. The Gulfton and West Loop campuses are very close to each other and consolidation to a single location would not appear to change student access. Similarly, the leased Pinemont Center location overlaps very heavily with the ATTC/Northline campus, suggesting an opportunity to evaluate a shift to the west when the lease comes up for renewal, improving coverage of the priority zip code to the north.


Westheimer

Central

Coleman

Northeast

Northwest

Southeast

Southwest

District

Legend

HCC Taxable Area

HCC Service Area


Highest

Lowest

HCC Service Area


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga


The 15-minute drive radius from the Westheimer property covers numerous high priority zip codes, suggesting that a campus in that location would draw from a solid population of potential students.

Westheimer Location

Opportunity Intersection


Westheimer

HCC Taxable Area

HCC Service Area




Legend


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga


Overlap Analysis

When viewed in context with the existing and planned campus location reaches, the Westheimer property access radius overlaps the existing network substantially suggesting that the property does not represent a strategic new campus opportunity at this time.

This map superimposes the under review propertys fifteen minute radius against the existing and planned campuses reach.


Katy MillsCentral

Coleman

Northeast

Northwest

Southeast

Southwest

District

Legend

HCC Taxable Area

HCC Service Area


Highest

Lowest

HCC Service Area


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga


The 15-minute drive radius from the Katy Mills property primarily covers zip codes that represent the lowest opportunity for community college students (coded blue). The higher opportunity zip codes and unserved northwest corner would be better served by a campus shifted north and somewhat east, perhaps splitting the space between the current location and the Katy Campus site.

Katy Mills Location



Katy Mills

HCC Taxable Area

HCC Service Area




Legend


Stafford Campus


Health Science Ctr.

Northeast Campus

Eastside Campus

Pinemont Center

Missouri City Ctr

South Campus

Katy Campus

Gulfton Ctr

Central Campus

JP McGovern

Alief - Hayes Road


Acres Homes

Brays Oaks

TX Parkway

West Loop

Felix Fraga


The 15-minute drive radius from the Katy Mills property only intersects with the Katy Campus and covers portions of the service area not currently served in a 15-minute radius. This opportunity to reach potential students not well-served by the existing campus network may prove to be strategic in the future if the demographic potential at this location improves through population growth or other change. As mentioned on the facing page, the overlap analysis above suggests that a location combining the Katy Mills and Katy Campus drive radius (located between the two existing sites) would better serve the population by increasing in area coverage and reducing overlap with the Spring Branch Campus.

Overlap Analysis


E Little York Location


E Little York

Central

Coleman

Northeast

Northwest

Southeast

Southwest

District

Legend

HCC Taxable Area