Analysis & Recommenda�ons

NRG Astrodome NRG ParkPrepared for ULI by Chris Alexander ASTRODOMEVTOMORROW

Standing My standing to make recommenda�ons:

Judge Emme� recognized my status as a stakehold-er when he invited me to par�cipate in the stake-holders mee�ng held in June of this year. [Le�er in Drop Box folder]

From late 2011 to mid-2013 I assembled a team of experts who provided advice related to redevelopment of the Astrodome and the rest of NRG Park. Together we produced a proposal called the Reliant Park Program. [PDF in Drop Box folder] Together my team and I have contributed over a million dollars worth of professional �me to this challenge.

At my direc�on, a professional cost es�mate for pressure washing and other exterior cleaning was produced for Harris County, at no cost to the county or any other stakeholders.

At my direc�on, a professionally prepared cost es�mate for historically sensi�ve, retrofi�ed installa�on of translucent building-integrated photo-voltaic solar skylights was prepared and provided to Harris County, at no cost to the county or any other stakeholders.

Edgar Colon invited me to par�cipate in planning mee�ngs for the campaign for the 2013 bond issue elec�on.

I tes�fied at the THC hearing in July of this year, urging the THC to immediately grant permanent State An�qui�es Landmark status.

I have addressed Harris County Commissioners Court several �mes about this property. I have met with Judge Emme�. I or my team have met with every County Commissioner or his chief of staff. I met twice with the Chief Execu�ve of HCSCC/(then) Reliant Park, and his Deputy.

Core Principles

Core principles described by HCSCC as essen�al to any considera�on of a solu�on for the Astrodome and NRG Park.

• Public Purpose • Flexibility – short and long term • Compa�bility with stakeholders • Fiscal Responsibility

Contents

StandingThe Indoor Park ProposalDecisionsInterior Perimeter WallsGondola, The RideFloor ChoicesNew StructuresNRG Park ChallengesComprehensive Recommenda�ons Astrodome Exterior80+ Acre Green ParkStreets, Parking, MonorailConstruc�on Recommenda�onsProgrammingMarket & DemographicsLeasing ChallengesFinancingCrea�on of a Friends GroupBenefits of the TIRZRevenueEconomic ImpactSustainability ParadigmStakeholder Value Proposi�onsHidden AgendasTexas Historical CommissionThe Hotel Challenge

23334456679

111213141414141515161616161718

The Indoor Park ProposalOne possible recommenda�on by ULI is that the park as proposed should be completed.

Judge Emme�’s proposal covers the interior and immediate exterior of the Astrodome. It is assumed that some minimal modifica�ons of park access, hardscape and landscaping would be included. It is assumed that the indoor park’s principle surface will be at field level (24 feet below street level) and will cover the en�re field to its outer boundary, at the inner wall of the concourse structure, the torus that supports the roof.

The park is proposed as a public space for ac�ve recrea�on, concerts and events. Judge Emme� and others have men�oned including S.T.E.M.-related components (resource center, ins�tute, etc.) and museums. It is assumed that some a�empt will be made to provide core-shell that supports leasing for cafe/bar/retail suited to a public park.

All these uses imply that new structures would be built on the park surface level. An alterna�ve is conver�ng exis�ng enclosed structures at field level (un�l now under the stands) to such retail use. Two of the larger of those are a club lounge and the auditorium once used to show a pre-tour film, but there are other smaller spaces as well.

It is assumed that some or all of the concourses would be rehabilitated to serve various public and administra�ve func�ons, and that leasing concourse space to external tenants is a possible recommenda�on. It must be noted that no working escalators and only one or two working elevators remain, and that about half of the 65,000 SF of floor space on each concourse level is devoted to pedestrian ramps, which in all likelihood THC will protect, and which should not be demolished.

All proposed improvements, removals, and new construc�on are subject to permi�ng by the Texas Historical Commission under the standards and guidelines of the State An�qui�es Landmark designa�on. So it is important that ULI and THC have clear understanding of roles, rules and expecta�ons.

DecisionsThese comments and recommenda�ons are followed by a sec�on that recommends a much larger, comprehensive master plan for NRG Park.

Should ULI limit its recommenda�ons to the scope described, a number of decisions have to be made that will impact the success of the venue. The first comments and recommenda�ons that follow apply to this limited proposal.

Enabling Future Expansion One concern about the indoor park is that decisions will be made regarding infrastructure that will enable or disable future improvements as those future improvements are funded. The need for a robust founda�on that enables adding new mul�-level structures in the future was not addressed by the Urban land Ins�tute.

More Street Level EntryNow that the Dome’s external earth berms are gone, will openings be cut in the newly exposed block walls all around the building, to allow for much greater street level pedestrian access? If you do that, how do you transi�on pedestrian visitors down to the field-level park? Do you leave the park below and build bridges across at street level, resul�ng in a split-level garden? (Recommended)

Concourse Interior WallsGiven the likelihood that removing non-load-bearing, non-historic, u�litarian inner walls in upper levels of the concourses would radically improve cross-ven�la�on throughout the building, and given that removing those walls would create larger “open-plan” spaces in concourses, should those walls be removed? (Recommended)

Fresh Air or Climate Control The previous two items, removing internal walls in the concourses and removing outer street level walls to create doorways, would result in a building that is more like an outdoor pavilion (with a great roof.) Such a scheme creates implica�ons for air condi�oning and hea�ng, and it would seem that a choice has to be made between robust outside ven�la�on and robust climate control. The recommenda�on is that ULI will prescribe ven�la�on first and climate control later.

U�li�es Now or LaterWill you recommend that u�lity improvements on upper levels of the concourses should be planned an implemented early on, so that use of those floors can be expanded as their build-out and programs are funded?

East Side RampWhat is to be done about the vehicle ramp on the east side?

Interior Perimeter Walls:An Immense Canvas to Create a Park With a View

“Given the costs associated with bringing the Astrodome to a point where something could be built within its interior and the restric�ons associated with any use given the opera�ng rights of the Rodeo and the Texans, it is felt by many that a much larger scope must be u�lized to ensure the successful adop�on of any redevelopment plans.” -- Summaries of interviews with stakeholders, community leaders, Reliant Park Master Plan Analysis, 2012, P. 97

“state-of-the-art …display elements that take advantage of the larger open space in the Dome …could go far beyond exis�ng planetariums …through advanced digital visualiza�on techniques, could take visitors …to the extremi�es of the known universe…” -- Reliant Park Master Plan, 2009, P.10

Decisions have to be made about how to treat the ver�cal walls and balconies that cons�tute the inner circumference of the concourse structure, which will be the outer perimeter of the indoor park. That park-facing wall of the surrounding, 100-foot-high structure could be le� much as is, or visitor-safe railings and other comfort ameni�es could be added. If offices or retail leases are ever added to the concourses at upper levels, glass window walls could be installed. Parts of this ver�cal structure could be dedicated to climbing walls. Part or all of the ver�cal structure could be faced with an image display surface. Or you could do a bit of all of the above.(Recommended)

Park Benches = Stadium Seats

Every park has park benches. Every bench

Gondola, The Ride!“The historic experience of going to an event at the Dome was one in which spectators sat in their seats and observed ac�vity on the playing field or on a stage. The opportunity now exists to facilitate visitor access in the area above the playing field. Some references were discussed such as Brunelleschi’s Dome in Florence, Italy., where tourists ascend a small stairway to gain access to a walkway which circles around the interior of the Dome. The Reichstag Dome in Berlin was also cited as a contemporary example. Other op�ons include crea�ng a translucent tower/elevator structure in the center of the Dome which would allow visitors to move ver�cally …to access different ac�vity areas that would be created above the playing field; these areas would also be accessed by moving sidewalks/escalators, providing a highly a�rac�ve and dynamic experience for visitors moving between the different levels and ac�vity areas.” -- Reliant Park Master Plan, 2009, P.11

Considering only the Astrodome itself and not the en�re property, and consistent with the indoor park paradigm, there is one structure/apparatus that could serve as the base for a spectacular, $$$-�cket a�rac�on/ride. That structure is the 65 foot-wide gondola frame that was once suspended on cables just below the center of the ceiling.

This pla�orm was used for many purposes over the years and is associated with historic events. At some points in its history it was used to lower performing ar�sts to a stage on the field. However, it was not part of the original construc�on when the Dome opened in 1965. When it was installed it was a simple ligh�ng support, but the form and purposes evolved over the years. The func�on of a pla�orm that moves up and down and basics of the form can and should be protected under State An�qui�es Landmark rules, but because it has changed so much, an upgraded design and a new purpose as a �cketed visitor experience/ride should be permi�ed by THC. (Recommended)

Recommenda�on:

in this park should consist of a row of two, four or six refurbished original Astrodome seats.

Floor ChoicesRecommended:Alterna�ve: Split Level Floor

A third alterna�ve is split level: A street level floor with large areas open to a view of field level, with park elements on both levels. Rodeo and OTC would thus get their street level access and street level exhibi�on space -- less exhibi�on space than with a wall to wall street level floor, but be�er than none with the field-level park alterna�ve.

The poli�cs among HCSCC, Harris County and Rodeo on the topic of a street level exhibi�on floor are opaque, but un�l recently Rodeo’s needs were assumed to be paramount, and currently it appears that they are pre�y much being ignored. If as expected there is no money to built either a par�al or total street level floor, obviously a field level park is be�er than no park.

ULI should recommend either the street level floor or the split level, in order to sa�sfy Rodeo’s needs for street level circula�on and exhibi�on space. ULI should recommend and THC should permit a front-loaded, long-range plan that includes street level floor structures to be built in the future as funds become available.

Field Level Floor

Once the risers have been removed, what will remain is the field level floor, which is a concrete slab that extends across the 640-� diameter of the inner walls of the outer concourse, 24 feet below street level. There are walls and support columns remaining from offices and other spaces, that jut out into the 640-� diameter in places. So decisions have to be made about removing or retaining those walls, spaces and supports. Some may be considered historic, but the recommenda�on is that those should be removed.

A park can be constructed en�rely at field level, but visitor access to field level would have to be improved.

“…A new event floor constructed at grade will support a flexible sea�ng system used to accommodate events of all shapes and sizes. By adding the event floor at grade, the Astrodome Mul�-Purpose Facility would provide significant support and storage space below the slab…” -- Reliant Park Master Plan Analysis, 2012, P.169-170

Recommended:Alterna�ve: Street Level Floor

Advantage: Unimpeded Circula�onTo integrate with the ac�vi�es all around it, the Dome must be easy to enter, easy to exit, easy to walk through on the way from one place to another. Easy in, easy out and easy across will make the Dome part of Rodeo’s footprint, not an obstruc�on in the middle of it. The best way to achieve this result is to have a floor all the way across at street level with many entrances and exits at street level. The ideal would be so many entrances that the wall becomes almost a colonnade (to a height of 20 �. anyway) and the Dome more like a domed pavilion.

Advantage: Useful BasementWith a steel floor at street level (with or without park surface on top), the field level becomes a fully func�oning basement. The basement level could be used for VIP/valet parking, service/storage, visitor ac�vi�es and amenites, or all of the above.

Es�mated cost to build a steel floor is $20 million.

New Structures An approach to new structures that reconciles historic preserva�on rules with self-sustaining commerce and public purpose can be defended and implemented.

Please consider the costs and benefits of new structures both inside and outside the Dome, to make room for museums, retail, and events and a�rac�ons that serve the general public while providing “hard �cket” revenue.

THC standards and guidelines appear to suggest that the en�re exis�ng outer concourse, the eight-story doughnut that holds up the roof, cannot be altered, and that an addi�on cannot be built directly onto that structure. But a new structure could be built, separated (by at least a few feet and up to 40 feet) from the original concourse structure, adding minimal or no stress on that original structure. If built all-steel and/or modular, a new structure could conceivably be dismantled and removed in some future decade or century. Bridges could connect new, free-standing structures to the original concourse, and those bridges could be self-suppor�ng or supported by the new structure.

Recommenda�on:A Free-Standing Steel Structure

A steel floor at street level preserves func�onality of the field level for current and/or new uses as a basement, with significant new footage available for leasing/parking. Such a structure can be free-standing/self-suppor�ng (Recommended) with a horizontal separa�on between new structure and old that ar�culates the difference between new and old and creates a canyon-like pedestrian path up to 40 �. wide around circumference at field level. This street level floor structure would be connected to old concourse by self-supported bridges

Recommenda�on:A Mul�-Story Steel Structure

The op�mal solu�on to achieve sustained success as a venue is not only to build a street level floor structure, but also to build addi�onal new floors above street level: Free-standing/self-suppor�ng; a separate building inside the exis�ng building. Such a structure can add up to half a million square feet of lease space while preserving a large open court with >100,000 SF of exhibi�on/event space at street level. Sight lines to the en�re ceiling would be preserved over most of the center court. Part of HCSCC proposals in 2009, 2011, 2012.

Comprehensive Recommenda�ons for NRG ParkThe Astrodome challenge is only going to be solved by solving NRG Park as a whole.

Without a new master plan, the Dome has to perform as a viable enterprise in a se�ng that works against ge�ng visitors into the building. Rehabilita�ng the se�ng along with the Dome can bring more success, sooner.

My purpose is to advocate for a visionary, comprehensive, redevelopment plan for NRG Park and the NRG Astrodome that adds new parking capacity, new exhibi�on space and a green park, replaces NRG Arena, and transforms the Astrodome into a des�na�on for tourism and learning.

The whole site and all the individual venues should be approached as a system, coherently and sensi�vely, to benefit each community and stakeholder and to integrate intangible, quality-of-life value with sustainable economic returns. If NRG Park can be made into a great place to do business and have unique experiences, it will a�ract tourism and s�mulate neighborhood and regional economic development.

Preserved and repurposed, the Astrodome and a new surrounding green park can be a community epicenter for commerce, educa�on, and entertainment. Special a�en�on can and must be given to stakeholder needs including replacement of NRG Arena, expansion of parking and exhibi�on space, and unchanged control of fenceline to fenceline access.

This ambi�ous plan would be a win for every stakeholder, and it can a�ract capital investment and philanthropy. What I’m asking you to do, is to expand the scope of the task. Help stakeholders to be comfortable with the idea of planning with audacity but financing and building the vision in small bites over a span of years.

Exhibi�on space V Over 500,000 square feet of exhibi�on and mee�ng space in mul�ple new venues including the new Arena, an Exhibi�on Sky Bridge connec�ng the Astrodome to NRG Center, Atrium Hall--which adds exhibi�on and stall space for HLSR--and a new 100,000 square foot, street-level park inside the Astrodome amid museums, entertainment venues, restaurants and retail.

Func�onal park space V The en�re property including the inside of the Astrodome can func�on as a real park, open and accessible to the ci�zens of the county, and a benefit to the taxpayers.

Fully u�lized parking capacity V Add thousands of new covered parking spaces in green garages; replace concrete surface parking lots with a green park.

Traffic flow V Address traffic flow issues with infrastructure improvements. A dual-track Monorail system could serve area parking garages and double as an entertaining ride.

Astro-Main City Center V The recommended program creates a park and civic center point for a residen�al and business district that can anchor the South Main Street corridor and all of TIRZ 24 South.

NRG Park ChallengesGreen park space V The en�re property including the inside of the Astrodome is a Harris County park, yet it is not currently usable as a park by the taxpayers.

Master plan V A property-wide approach has been lacking in most proposals for the Dome. The County’s exis�ng Master Plan from 2009 creates problems that should be addressed and remedied before that plan is baked in.

NRG Arena V NRG Arena is no longer adequate for its intended uses, and its loca�on in the park inconveniences tenants and visitors. It should be replaced with an up-to-date facility located at a be�er site in the complex. The need for a new arena is an opportunity to create a comprehensive plan for the Astrodome and its se�ng.

Exhibi�on space V More than 325,000 SF of street level exhibi�on and stall space adjacent to NRG Arena must be replaced and expanded, in a be�er loca�on con�guous to a new arena.

Stakeholder interests V Inability to reconcile proposals with the expressed needs of the Houston Livestock Show and Rodeo, the Offshore Technology Conference and the NFL Houston Texans has prevented previous proposals from going forward. Anchor Tenant ac�vity on the property is a vital asset that should be leveraged.

Under-u�lized parking capacity V For most of the year, most of the property’s parking lots are not genera�ng income.

Traffic flow V Innova�ve solu�ons need to be found for vehicle traffic and parking issues.

More Produc�ve Assets V Despite the inherent value of the Astrodome and adjacent property, most of the value could be more effec�vely exploited for the benefit of Harris County and its residents.

“When combined with the exis�ng facili�es, the redeveloped Reliant Park Complex is an�cipated to yield the following results:

VSa�sfy the future needs of the Houston Livestock Show and RodeoVExtend the long-term rela�onship with the Offshore Technology ConferenceVIncrease parking revenues from the addi�onal spaces available from the parking garageVA�ract larger conven�ons and trade showsVCreate new business opportuni�es VA�ract addi�onal event ac�vityVIncrease marketability and bookings for concert and entertainment eventsVAllow more events to be booked simultaneouslyVIncrease income from arena eventsVCreate new income from premium sea�ng opportuni�esVIncrease income from adver�sing and sponsorship salesVIncrease income from exis�ng events”

-- HCSCC/CSL/Populous study, 2012

Astrodome Exterior

Recommenda�on:

New doorways at street levelThe ideal would be so many entrances that the wall becomes almost a colonnade (to a height of 20 �. anyway) and the Dome more like a domed pavilion.

Recommenda�on:

Apex Observa�on Deck A new, safe, visitor-friendly observa�on deck covering the exis�ng 65 foot diameter cupola structure at the dome’s apex. To get there, a handful of visitors at a �me will board a gondola inside the dome and ascend on cables from center field to a pla�orm at the dome’s apex. There visitors will disembark and climb a narrow stair to the outdoor deck.

Recommenda�on:

Roo�op Garden BarToday’s middle roof can and should become the new Terrace Level, a >60,000 SF visitor des�na�on with cafes, bars and promenades, a relaxing se�ng of lush greenery.with an exci�ng view of the park below and the city beyond, especially at night. Lease opportuni�es for small-scale and event food, beverage and retail. Naming opportunity.

Recommenda�on:

Solar-Glass Atrium-Gallery

A 45 FT wide, 80 FT high, BIPV glass-covered atrium would encircle the en�re Astrodome like a museum case. It would link the proposed new exhibi�on hall with the Dome. The original façade of the Astrodome stands intact and protected from weather under the atrium. A BIPV solar glass roof provides natural sunlight, environmental control and electric power co-genera�on.

FOR COMPARISON ONLY NOT FOR PUBLICATION

BIPV Solar Power Glass

FOR COMPARISON ONLY NOT FOR PUBLICATION

FOR COMPARISON ONLY NOT FOR PUBLICATION

FOR COMPARISON ONLY NOT FOR PUBLICATION

FOR COMPARISON ONLY NOT FOR PUBLICATION

Examples of exis�ng glass atriums

The “jewel case” gallery around the building adds about 100,000 SF of interior floor space and an equal amount of flat roof for translucent solar. Within the atrium there would be opportuni�es for small-scale food, beverage and retail leases. From an upper level inside the Astrodome, visitors can access the new exhibi�on hall’s roo�op park via foot-bridges overhead in the atrium.

Astrodome Exterior

Recommenda�on:Solar Power Skylights

Retrofit the dome’s exis�ng skylight frames with same-size, translucent BIPV (building-integrated photo-voltaic) solar panes. Over 125,000 sq. � of solar panes there and thousands more on other roofs and walls on the property offer the poten�al for substan�al electric power co-genera�on, which can significantly reduce the park’s reliance on the grid. Over �me the conversion will pay for itself; therefore, it should be financed by Harris County/HCSCC, which will reap the savings. A solar conversion done the way I’ve described should cost around eight million dollars.

The appearance of the skylights is sufficiently historic that there is virtually no chance the THC would permit installa�on of a solar roof that looks different. The recommended BIPV-retrofi�ed skylights can and should sa�sfy THC landmark standards and guidelines.

Solar IssuesJudge Emme� and others have expressed the inten�on to apply green building and opera�ons prac�ces. And he and others have men�oned the desirability of some roo�op solar conversion, though without detail. A senior SMG official has told me that there are “technical issues” with solar on the Dome. ULI could provide a service by finding out what those technical issues are.

NRG, the park’s energy provider and holder of naming rights, is already embarked on conserva�on and alterna�ve-energy upgrades, and is building a green brand image globally. I hope ULI is already consul�ng with NRG, and if not, that you will do so .

Recommenda�on:Illuminate the Astrodome

A programmable, decora�ve ligh�ng array should cover the dome, visible at night from the new park, the music pavilion, the climbing tower, NRG Stadium, nearby neighborhoods and from the air.

Also recommended is using the newly clean ver�cal facade as a canvas for decora�ve illumina�on ranging from tradi�onal monument floodlights to 3D projec�on mapping. I strongly recommend a policy prohibi�ng adver�sing or branded imagery EXCEPT during Rodeo, the Offshore Technology Conference and Superbowl, and on NFL Texans game nights.

Recommenda�on:Atrium Hall Exhibi�on Building Atrium Exhibi�on Hall, a new, free-standing exhibi�on building with a roo�op garden replaces old exis�ng exhibi�on and stall space needed by Rodeo Houston, adjoining the new arena, so that the old arena and its old exhibi�on building can be demolished to make way for a green park, conferebe center and concert amphitheater.

The recommended new exhibi�on and stall structure would hug the southeast quarter of the dome in an arc of about 90 degrees, and would offer 200,000 square feet of high-ceiling exhibi�on/stall space with direct, con�guous street-level access to the adjacent Arena, and direct access to the 80-acre park.

Ceiling height would be 55 �. closest to the dome wall, sloping down to 35 �. then 20 �. over a span of 225 �. Flat and sloped areas of the roof would be ar�culated on top as landscaped terraces, steps and berms that blend into the surrounding park. During Rodeo food vendors, game tents and carnival rides would operate in the park, on the roof.

Recommenda�on:New Arena Beside the Dome

“In 2007 the Harris County Sports and Conven�on Corpora�on commissioned a study to assess the …needs of …tenants, clients and poten�al clients of Reliant Park. …Study results iden�fied the expansion of Reliant Center and the construc�on of a new Arena as the primary elements for …any future development.” -- Reliant Park Master Plan, P. 2

NRG Arena is no longer adequate and its loca�on inconveniences tenants and visitors. It needs to be replaced with an up-to-date facility located at a be�er site within the complex. This need would exist even if the Astrodome were not an issue; the need for a new arena should be seen as an opportunity to create a comprehensive plan for the Astrodome and its se�ng.

Replace NRG Arena with a new Arena complex located just east of the Astrodome. A street-level arena that meets HCSCC/Rodeo’s stated func�onal requirements: 8,000-12,000 seats with flexible sea�ng and presenta�on configura�ons, suitable for horse shows, ice shows, music performances and community events. Features would include a maximum 150’ x 350’ playing floor at street level, configurable to 125’ x 250’, 10-12 suites and loge boxes.

Recommenda�on:Sky Bridge Exhibi�on Hall

A large new sky bridge would span NRG Parkway between the Astrodome and NRG Center. Over 100,000 SF of exhibi�on and event space inside with 50 foot ceilings, above, >100,000 SF of covered Fes�val Plaza space below.

An exhibi�on/event floor, 30 �. above the street, connects to street level and second level of NRG Center. Curtain walls of BIPV solar glass , solar elements on roof. Dual monorail track runs through building, monorail stop inside building at 45 � high pla�orm.

Umbilicals: Sky Bridges

“…Sky bridge connec�ons …will permit climate controlled access to all of the building sin the complex…” -- Reliant Park Master Plan, 2009, P. 4

In addi�on to the Sky Bridge Exhibi�on Hall, two Stadium Sky Bridges could connect NRG Stadium to the Astrodome, and there would also be pedestrian bridges between the recommended hotel and both NRG Stadium and NRG Center.

Above: two images from a public PowerPoint presenta�on I made in spring of 2012 to the My Houston 2040 group. I have been advoca�ng for solar publicly, and privately to Harris County Com-missioners and HCSCC execu�ves, for over two and a half years.

Recommenda�on:

80+ Acre Green Park The recommenda�on is to move some surface parking capacity to garages, then put park-like green roofs on those garages. This replaces 80 to 100 acres of exposed surface parking with covered parking and a new green park filled with popular features.

Virtually all of the features and ameni�es proposed here for the large outdoor park are also recommended for an indoor park in the Dome, if that is the chosen redevelopment path.

Recommenda�on:Rodeo Carnival In The ParkBBQ Cook-Off In The ParkTailga�ng In The Park

Current visitor and tenant ac�vi�es (football tail-ga�ng, barbecue cook-off, rodeo carnival) would be accommodated and enhanced, in a park se�ng that harks back to the tradi�ons of rural county fairs and campgrounds. The park would become the premium-�cket loca�on for tail-ga�ng Texans fans and Rodeo cook-off teams. Park wear and tear from heavy vehicles would be forecast and planned for annually, in the same way that damage from trail riders is repaired in Memorial Park ,a�er Rodeo each spring.

Recommenda�on:Tree House Pavilions Conference Center

A 100,000 square foot, mul�level conference and event facility in the park with its own entrance from Fannin Street at Holly Hall to dedicated garage parking below. Includes a catering kitchen and tree house themed pavilions overlooking the wooded park. Available for corporate, community and private event bookings, includes a play area accessible to the public. The recommenda�on is to finance and build this facility separately.

Water Features

The park features reflec�ng pools, fountains and waterfalls. At the park‘s center is the “Julia” reflec�ng pool feature, inspired by a simple graphic representa�on of the concept of fractal geometry.

Cynthia Woods Mitchell Pavilion

Proposed Concert Amphitheater with Reflec�ng Pools

Recommenda�on:Amphitheater In The Park “…there truly is a need for a mid-size... venue with a sea�ng capacity of 8,000 to 10,000 permanent seats.” -- Summaries of interviews with stakeholders, community leaders, Reliant Park Master Plan Analysis, 2012, P. 97

An outdoor stage with hillside amphitheater sea�ng for 15,000, and adjacent, dedicated, event parking below the audience hill. Every a�empt to propose an outdoor amphitheater is met with objec�ons about weather, heat and mosquitos. Such objec�ons are frivolous, as solu�ons for these issues abound.

An amphitheater can be compared in terms of capacity and revenue, with the Mitchell Pavilion. With nearly 400,000 visitors and $25 million in revenue per year, the Mitchell is an efficient cash genera�ng engine. Along with boos�ng hotel guests and business for nearby retail and restaurants, the Mitchell Pavilion and its contractors typically employ nearly 500 event workers for a sold-out concert, along with 30 full-�me employees. The Pavilion’s payroll is more than $2 million per year. Many of the headliner events result in sold-out hotels in The Woodlands. Eighty percent of the people a�ending concerts at the Pavilion are from outside the Houston area.

Recommenda�on:Illuminated Climbing Tower

A new, illuminated tower is proposed. Lower floors would incorporate ver�cal plan�ng, video displays, and a cafe. Rising higher than NRG Stadium, the tower would taper to resemble a shard, illuminated with programmed pa�erns. An elevator would serve lower floors, and a small deck high on the spire would be accessible via stairs, or by climbing. It could include a zip line a�rac�on. The illuminated tower would be visible from miles away, a homing beacon for those headed for NRG Park.

Recommenda�on:Gro�o Complex

Wading pool with sand castle beach, waterfall and adjacent gro�o café under an ar�ficial hill.

Recommenda�on:Theme Restaurant by Freeway, Cafe in Climbing Tower

“An outdoor park area with dining op�ons would be a great addi�on.” -- Summaries of interviews with stakeholders, community leaders, Reliant Park Master Plan Analysis, 2012, P. 145

Recommenda�on:A Park for Day and Night

Apply the most advanced, green security and ligh�ng technologies, to create a park that is fun, safe and beau�fully illuminated at night.

Formula One Tower, Aus�n

A Bigger, Be�er Fes�val Plaza

“To enhance opportuni�es for outdoor events, Fes�val Plaza will be created …as an indoor/outdoor venue for fes�vals and entertainment events …The plaza will be lined with lush green planters that will provide a park-like se�ng…” -- Reliant Park Master Plan, 2009, P. 3

Recommenda�on:

Teaching and Research GardenGarden program for sustainability research and educa�on, complete with solar greenhouse and food forest

I hope that you will recommend establishment of a park program that supports and collaborates with other organiza�ons and academic programs engaged in educa�ng the public about gardening, wildflowers, trees and permaculture, including but not limited to the Texas Master Gardener program.

I hope that you will recommend a footprint and programs for a garden sufficient to support signifi-cant expansion of HLSR hor�culture compe��ons and programs.

I hope that you will support a teaching and learn-ing program in which challenges and technologies affec�ng health, quality of life and sustainability are studied and applied, in a living park se�ng. Help Harris County and HCSCC create a pla�orm where technology-enabled access to global informa�on is put to use to share, teach and preserve simple, tra-di�onal, non-technological alterna�ves for making our lives richer and healthier.

Space Rodeo Carousel

Recommenda�on:

Engineered Park SurfacesCreate green park surfaces that work as hardy, sustainable support for the func�ons that must be accommodated at NRG Park, including carnival rides, tailga�ng, barbecue cookoff team vehicles. The surfaces shown here are examples; the state of the art and science of sustainable surfaces is evolv-ing; the idea here is to discover and and employ best prac�ces, and then to use the park’s physical pla�orm as a teaching pla�orm, with the help of Harris County, Texas and par�cularly Texas A & M scien�sts and experts.

PHOTOS FOR INTERNAL REVIEW ONLYNOT FOR PUBLICATION

Monorails Come in Many Shapes and Sizes!

Monorail Connec�ng it all a monorail system is proposed that would serve outlying parking lots, provide con-veyance between park ameni�es, and eventually extend into the near neighborhood (as Judge Roy Ho�einz intended from the start.)

Streets, Parking, Monorail “On-site transporta�on between parking and event halls and moving sidewalks” (Event planners responses to survey, what they would like to see) -- Reliant Park Master Plan Analysis, 2012, P.145

Recommenda�on:New Street Plan

To improve traffic flow, visitor convenience and curb appeal. Add new streets, in order to open the property up, in contrast to the current business model of keeping visitors out. Improvements include a new public perimeter street around the new park, and a new north-south street between NRG Stadium and the Astrodome and between the new hotel and NRG Center.

Recommenda�on:New parking garages

“Another feature of the RMP would be a 4-6 level parking garage with 2,500-3,000 parking spaces…” -- Reliant Park Master Plan, 2009, P. 3

“…A six- or seven-level parking garage... would free up some of the land used for surface lots to create green space and allow developers much more financially viable op�ons to create projects in the future.” -- Summaries of interviews with stakeholders, community leaders, Reliant Park Master Plan Analysis, 2012, P. 96

Recommenda�on:Onsite Transporta�on

including bike share Pedi-cab, charging sta�ons

Construc�on Recommenda�onsRecommenda�on:New Master Plan for NRG Park

Start now crea�ng a long range master plan that fixes undesirable effects of HCSCC’s exis�ng master plan. Front-load long-range design and engineering of individual master plan projects.

Recommenda�on:Construc�on in Phases

Improvements can be made in increments and can take a number of years, if that’s how the cost needs to be spread out. So it can take a long �me, but there needs to be a plan for ul�mate comple�on, with strong support structures (physical and financial) built first.

The phased development approach for construc�on projects strikes a balance between stakeholder interests and financial reali�es. It allows for mi�ga�on of poten�al funding or financing delays by ensuring that at the end of each phase there are finished projects ready to on-board. Phases also allow nonprofit tenants to plan for the growth of their own ins�tu�ons, collec�ons and ac�vi�es as more lease space becomes available.

Staging of the phases and of individual projects is based on striking a balance among several objec�ves: V Sa�sfying prac�cal necessity involving sequence (abatement before demo, new arena finished before old is demolished, etc.) V Minimizing disrup�on of park ac�vity V Spreading costs among the phases V Achieving earlier comple�on for rela�vely lower-cost projects by breaking up the highest-cost projects into phases. At the end of the each phase, those are par�ally complete but fully func�onal in the sec�ons that are built. V Mee�ng needs of anchor tenants and other stakeholders V Facilita�ng early public financing at levels palatable to voters while allowing valuable �me for assembling investment financing, sponsorships, naming-rights, and grant funding for subsequent phases

Recommenda�on:Phased Development

Every piece of a comprehensive, bold program can and should be broken out and financed and built separately, because that’s the only way it’s going to happen in the real world. Started and completed in the right order, they can self-sustain individually, years before the master plan vision is complete.

Assuming there is no private party ready to finance a single massive redevelopment:

1. Take basic steps early, to generate some income and a usable building.2. Build a modest first phase of the master plan, complete to opening.3. Build a second phase of the master plan, or build any individual master plan project a la carte.4. Repeat #3

Recommenda�on:Early Basic Steps:To be completed before 4st quarter 2016.

VClean exterior (underway)VRemove non-structural risersVStart work on new long-range master planVDevelop appropriate leasing and revenue Vsharing arrangementsVStart tes�ng air quality. Confirm that the Vbuilding has great cross-ven�la�onVPrepare/operate parking on field level with Vlimited comfort ameni�esVInstall exterior decora�ve ligh�ng Economic Benefits of Accelerated

Development

The recommenda�on is to do as much as possible as quickly as possible, because the difference in ROI will be drama�c. These projects will perform best in concert

Example: Kirby North Garage is a logical early project.

V New parking capacity will be needed to serve the Texas Medical Center area no ma�er what else is done with the Dome and NRG Park.V Construc�on in only 1/3 of Kirby North Lot will cause less disrup�on than any other project.V Each phased sec�on can be open for business as the later 2 sec�ons are under construc�on. V Decisions regarding the appropriate response to future parking capacity needs can be informed by construc�on and opera�on experience with Phase I of the garage.

A decision about whether to build Phase I of that garage on one part of North Kirby lot rather than another should take into account that this same lot is a great place for a hotel with a front doors both on Kirby and on NRG Parkway directly across from Caruth Plaza. A preferred scenario would be for the Kirby North Garage and a high rise hotel to be planned together and in sync, so that the garage is op�mized for convenience and traffic flow, and the hotel’s main public entry and lobby spaces add their own vibrancy to a newly energized street scene for NRG Parkway.

Construc�on Recommenda�ons

Orbital Experience“Facili�es for on-going fes�vals …art installa�ons and social networking events…” -- Reliant Park Master Plan, 2009, P.11

“Given the scale of the interior of the Dome, the opportunity exists to to stage …spectacles which can draw audiences …spectacle has been an important feature of major large-scale events…” -- Reliant Park Master Plan, 2009, P.11

An immersive orbital experience, more digital sky than planetarium. Visitors will see high-defini-�on, moving and ever changing images of the universe from earth from orbit to deep space. The Astrodome’s 100 �. high outer wall would become the worlds’ largest circlevision experience. From a des�na�on tourism perspec�ve, the objec�ve is to create an experience unavailable anywhere else on earth.

Retail, Restaurants, Recrea�onProgrammingAstrodome Interior:More than a Park“…given the mul�-use nature of Reliant Park, the size of the Astrodome and its loca�on …increase its a�rac�veness as a poten�al re-purposed building …programming op�ons …would allow several disparate ac�vi�es to occur concurrently…” - Reliant Park Master Plan, 2009, P. 9

“…The core and shell of the building have the flexibility to accommodate a wide variety of uses …from large …events and a�rac�ons to smaller, enclosed func�ons…” - Reliant Park Master Plan, 2009, P. 10

My purpose here is to show how the indoor park idea can and should be expanded, both physically and in its programming.

To produce lease and other revenues you have to have a program of events and a�rac�ons for which people will gladly buy �ckets, and return mul�ple �mes, because they have a great �me every �me they come and they can never quite fit everything into one visit. You have to have ac�vi�es for day and night, indoors and outdoors, and a�rac�ons that are ever changing in a se�ng that is adap�ve and dynamic. If the place is a global icon like the Astrodome, it can and should support global icons of retail, food and drink.

Recommenda�on:

S.T.E.M. Center: VHarris County S.T.E.M. Resource Center VNa�onal Ins�tute of Technology & Innova�onVWorld S.T.E.M. Works & VC-S.T.E.M.

“[In 2009] …the needs of the complex were once again assessed ...focusing on the possibility of crea�ng a Science, Technology, Engineering and Mathema�cs Ins�tute in the Astrodome.” -- Reliant Park Master Plan, 2009, P.2

“The main developmental ideas explored included: …STEM Ins�tute. Classrooms, exhibi�on/program spaces, administra�on and support facili�es.” - Reliant Park Master Plan, 2009, P.10

“All of the universi�es and colleges... expressed strong interest in being involved in the STEM center and expressed the need for addi�onal classroom and laboratory space. In addi�on, the schools all felt that having some edutainment/entertainment component was impera�ve to generate interest from children and adults outside of the schools’ respec�ve student bodies.” Reliant Park Master Plan Analysis, 2012, P. 97

A best-in-class ins�tute could be recruited and possibly organized as a preferred tenant by the Harris County Educa�on Department. Administra�ve, conference and classroom space could be leased to World STEM Works, C-STEM or similar tenants, with leases supported in part by a �cketed engineering innova�on museum a�rac�on. Including the museum, poten�ally the largest permanent tenant with up to ½ million SF on mul�ple levels.

Recommenda�on: Museum Incubator “An Astrodome museum …ar�facts and videos …a sec�on of the historic seats could be refurbished to recreate the experience of si�ng in the Dome for an event …” -- Reliant Park Master Plan, 2009, P.11

Several Museums could be housed in the Dome, and could support the educa�onal ac�vi�es of nonprofit tenants with hard �cket revenues. My recommenda�on is to establish a museum incubator, in which start-up museum concepts could have opportuni�es to lease spaces in the Dome, as they build collec�ons and organiza�ons. In this scheme, the Astrodome’s physical interior would be designed as a core-and-shell pla�orm

that can be adapted, as mul�ple museums move in, move up and move on. Some possibili�es:

Innova�on and Technology Museum Houston Livestock Show & Rodeo Museum Sports Museum Eighth Wonder Astrodome Museum Harris County History Museum

Mark Lacy, founder of The Houston Museum of Culture has expressed enthusias�c interest in loca�ng a satellite or permanent home in the Dome. h�p://www.hmoc.org/

Tory Ga�s and Neal Murthy, creators of the Na�onal Ins�tute of Technology and Innova�on concept, are interested in loca�ng in the Dome. The N.I.T.I. would be a funding partner for a S.T.E.M. resource center.

Lura Lovestar, founder of the American Oil & Gas Hall of Fame project, is interested in loca�ng in the Dome. The relevance of such a museum to the Offshore Technology Conference is obvious.

Two proposed concepts of my own:

Mid-Century Modern Design MuseumCelebra�on of and educa�on about the best of Mid-Century Modern architecture, furnishings and graphic design, in the city with the first MCM neighborhood to be recognized as a historic preserva�on district, Glenbrook Valley, and in a building whose architectural style and decor fall within the period. This collec�on would be housed in the concourse, and the interior decor of the en�re concourse would be given an updated MCM treatment.

Museum of the FutureWhat could possibly be collected in a museum of the future? This concept would show the depic�on of imagined futures throughout history in fic�on, entertainment and adver�sing, explora�ons of various kinds of prophecy, predic�on and prognos�ca�on, and the mathema�cs of probability theory and its applica�ons in compu�ng. An appropriate subject for a city always looking to the future.

These home-gtown collec�ons would be augmented by a robust program of visi�ng museum shows in appropraite subject areas.

Recommenda�on:Harris County Func�ons in the ConcoursesA New Library BranchA New Community Center A New Tech Lab

A new Harris County Community Center with a Harris County Library Technology Lab (like Finnigan Community Center or Lincoln Community Center) is recommended. There is a HC Library branch in West U. but no Community Center or Tech Lab nearby.

Relocated Library Administra�on

Library system administra�ve offices are currently located in leased office park space near NRG Park, and could be moved to the Dome, paying the same rent but with the rent helping pay for a county facility instead of going to a third party.

All these ac�vi�es would be subject to the same calendar constraints. During Rodeo residence, the library and community center would be closed to the public, and for that period would be considered an asset leased by HLSR. The Harris County Library, Community Center and HLSR could devise special programs and exhibits for rodeo visitors, or not. Meanwhile Harris County could create a mobile unit for the new library and community center, to take the library and center out into the neighborhood and throughout Precinct One with traveling exhibi�ons and ac�vi�es during the six weeks of Rodeo, or not. I believe that the new top leaders at Rodeo Houston are eager to expand the organiza�on’s educa�onal footprint and year-round presence at NRG Park, and that they will consider crea�ve ways to get there.

Other Harris County func�ons

Emergency management -- HCSCC has previously proposed this use

Opera�ons command center for NRG Park management -- also previously proposed by HCSCC

PHOTOS FOR INTERNAL REVIEW ONLYNOT FOR PUBLICATION

Market & Demographics “…Reliant Park enjoys a high level of u�liza�on for major events …including the Houston Livestock Show and Rodeo, which has an annual a�endance of nearly 2 million visitors …The ac�vity generated by these major users is a significant asset …which can be leveraged by a reposi�oned Astrodome…” - Reliant Park Master Plan, 2009, P.10

This paper is not going to talk much about demographics. Previous analyses of Astrodome op�ons by outside consultants and blue ribbon panels (about one a year since 2009) have good demographic data, and there are more recent reports, projec�ons and infrastructure project plans by en��es such as the City of Houston, The Kinder Ins�tute, and the Texas Medical Center that provide a wealth of trend data.

Basically Houston’s doing all right, but our popula�on is growing rapidly and within a few years we are going to be struggling as a community to have enough civic and recrea�onal facili�es, par�cularly parks.

We know that the nearby Texas Medical Center is growing rapidly by every measure, and that to stave off gridlock TMC, City Of Houston and TxDOT are planning the drama�c widening of major streets like Old Spanish Trail and South Main, along with other infrastructure upgrades. This will make ge�ng to the Astrodome easier, and it supports my recommenda�on to site a high rise hotel onthe northwest corner of the property. NRG Park’s proximity to TMC also provides drivers in cars to fill the pay parking garages that are advocated in this paper.

We know that the new TIRZ 24 South is a sleeping giant, wai�ng for some big shoes to drop but at least star�ng to ramp up real estate ac�vity, a bit. And, within the TIRZ and immediately south of the NRG Park complex, a big area that has been underserved with city water and drainage infrastructure is slated for upgrades that will encourage residen�al development.

We know that it’s easy for people to get to and from the Dome, by car, train, limo, bus. NRG Park is on a Metro Rail stop and at the junc�on of the South Loop and 288. It’s also virtually a straight, no-turns trip from Hobby Airport via Bellfort Boulevard. And we know that a few miles south of NRG Park out Highway 288, the ci�es of

Pearland and Friendswood are rapidly adding new residents, many of whom will be willing to drive to the Astrodome and NRG Park again and again if the experiences they and their friends have in and around the Dome are great experiences. But we also hear that South Main is a bad part of town, in part because of nearby high-crime neighborhoods and a handful of large, low-income apartment complexes. Having allowed the area to fester for decades, the city and county need a plan to improve the immediate neighborhood.

An�cipated Regional Growth The primary residen�al market within an hour’s drive �me is expected to grow to over 6 million by 2015, an annual growth rate of 2%.

For residents living within a 2 hour drive �me of the Dome, that rate is also expected to grow by nearly 2% or nearly 2 million residents. Current economic predic�ons show that number could be higher as Houston’s economy con�nues to a�ract workers in the energy, medical and tech industries.

Currently residents and visitors spend over $8 Billion on entertainment and recrea�on and by 2015 that projec�on could be nearer $10 Billion.

Exploiting a great location

The Dome is in an advantageous loca�on, near the intersec�on of 610 Loop and Texas 288. Large new residen�al housing tracts are open, under construc�on or planned within a mile radius of NRG Park. A few exits south on 288 is Pearland, one of the fastest growing ci�es in Texas. The neighboring Texas Medical Center and City of Houston are working on a mobility plan that includes major widening of arteries bordering NRG Park including Fannin and South Main.

Visitors will be drawn from TIRZ 24, Pearland, Houston and the region, if a civic space offers unique fun experiences, entertainment, shopping, ac�ve recrea�on, rides and learning, . Add a luxury high rise hotel on the site (but NOT in the Dome,) and the appeal can become global.

Leasing Challenges Recommenda�on:ULI, THC, Harris County and HCSCC Cooperate to Devise Leasing Models

Requiring poten�al developers to come up with a finished financing and opera�onal package with no input from or dialog with HC and HCSCC is a process des�ned for failure. The public interest would be served if HC and HCSCC were to develop a number of possible leasing models and instruments that can be applied to business rela�onships on the property.

On Texans game days

and for the en�re HLSR 6-week residency, those en��es get to determine whether many of the features are open or closed. I urge you to start from the assump�on that retail tenants can and should be open, albeit under special contract terms mee�ng Rodeo and Texans needs, Commons features and a�rac�ons can be closed, or open only to rodeo or Texans guests at the discre�on of the en��es. This is a contractual requirement that I have always said must be honored, as it could be a show stopper. The stakeholder lease contracts allow for some give and take on these points.

Financing1. One developer2. Consor�um of developersV 3. Piecemeal, incremental development with mul�ple en��es and varying financial structures

The only way full funding for any adap�ve re-use of the Astrodome will appear all at once is if a Richard Branson, Oprah, CityCenter/Qatar or China steps up. The more real-world approach is to develop a plan that a�racts lots of different kinds of funding, some tax or bond supported, some private, some university or government grants.

Harris County already has similar kinds of funding arrangements in other areas including exis�ng opera�ons at NRG Park, and other en��es have processes and people already in place, developing capitol forma�on strategies and targets in the course of business. The wheel does not have to be re-invented. There needs to be a spirit of collabora�ve contribu�on. Harris County department heads, agency directors and professional experts currently on staff have experience crea�ng such instruments and structures, and they should be tasked and budgeted to do so.

In addi�on, experts in the crea�on of successful financing models for large public-private facility developments in Houston have expressed to me their willingness to tackle the challenge of Dome redevelopment financing. Par�cipa�on by respected financial architects will go a long way toward reassuring investors, and developers that dealing with Harris County, HCSCC and THC will be a posi�ve, profitable experience and not a nightmare. It is Harris County that ul�mately has to decide whether or not to engage outside help, as they do rou�nely on any number of projects. A way the THC could help would be to assist in loca�ng philanthropic funding sufficient to pay to have gold-standard exper�se applied to the challenge of choosing financing methods and instruments.

Crea�on of a “Friends-Of” group

For all of this to result in successful funding and acceptable ROI for the people of Harris County, a “Friends-Of” conservancy organiza�on is needed. I support Judge Emmet’s call for the formarion of such a group. I first recommended the same in spring of 2012.

A recent, successful, high-profile example is the Friends Of The High Line in New York. For such a group to be effec�ve in this city on this issue, it has to be created or at least endorsed by HCSCC and Harris County officeholders.

Houston and Harris County are home to many community and business organiza�ons focused on quality of life and economic development. When these mo�vated, ac�ve groups see that a proposal helps them fulfill their missions, they can effec�vely represent the proposal to the community while channeling the community’s input.

Community Reinvestment Act

The value proposi�on for NRG Park includes a number of community reinvestment opportuni�es to assist banks in need of fulfilling their Community Reinvestment Act requirements.

Community reinvestment opportunity categories could include:

V STEM V Educa�on (broad-spectrum) V Green/Sustainable V LEEDV Historic Preserva�on V Community Forums

Revenue Streams:Exhibi�on Space Hundreds of thousands of square feet of exhibi�on space in mul�ple new venues:

Atrium Hall Exhibi�on Building Large exhibi�on event leasesGalas and ballsVIP and valet parking (Texans)Seasonal/touring exhibi�ons, showsNaming opportuni�es

Arena Event Leases(Constraints: HLSR and Feld Entertainment grandfathered due to exis�ng contracts, which creates a “season” for lease availability to others. Texans contract, requiring property control on game days, complicates event scheduling) Naming opportunity $$$Display adver�sing/branding opportuni�es $$$

Sky Bridge Exhibi�on Hall (100,000 SF)Exhibi�on and Gala Event LeasesSmall retail kiosk leasesNaming opportunity

Revenue Streams: Green Park

Concert AmphitheaterGro�o CafeSand Castle BeachTree House Pavilions Conference CenterIlluminated Climbing TowerFes�val Plaza & MarketGreenhouse & Teaching GardenSpace-Rodeo Carousel

Assets Affecting ROIThe value proposi�on for NRG Park includes assets found nowhere else. V Mul�ple structures and features providing dis�nct revenue streams V Mul�ple structures and features offering naming rights poten�al V Poten�al VIP lease areas including hospitality suites, private overlooks, and trophy office spaces, available for use throughout the year. V mul�ple pla�orms for programmable imagery for corporate sponsorships and special events

Revenue“A preliminary annual a�endance ‘target’ …would be approximately 800,000 visits per year…” -- Reliant Park Master Plan, 2009, P.12

P. 127“… increasing the capacity of the venue by nearly double will allow for an increase in opera�ng income from each event from historical levels… As a result of the increase in the number of events as well as the profitability of each show, the total annual opera�ng income generated by events…should be approximately $4.4 million, a drama�c increase from the $1.3 million currently generated on average.” -- Reliant Park master Plan Analysis, 2012, P. 127

The recommended development model has to produce a lot of revenue to be viable. Revenue comes in the form of leases, mainly, but also in sales of naming rights and other promo�onal considera�ons, consumer �cket sales, parking and user fees, and direct sales of merchandise.

Revenue Streams:Astrodome Interior Museum and Retail Leases Nearly a million square feet of floor space is available for retail. Exper�se is needed to assess the appropriate retail/restaurant mix and then develop a si�ng and circula�on plan that supports success for brand name anchors, midcaps and small units, for global brands as well as iconic local tenants, and for the en�re range of price points.

Entertainment/Recrea�on Ticketed high tech, fitness, and arts performance venues

Observa�on Deck Gondola Ride$$$ �cketed ride, $$$ event leaseNaming opportunity

Retail (mix of price points, footage)

Food/Beverage (mix of price points, footage)

Hotel Very small number of luxury hotel suites (concourse, upper levels) Individual and corporate VIP and hospitality suites

Office Space Leases

Commons Events (Touring shows, society balls, concerts) Limited naming opportuni�es

Orbital ExperienceDisplay adver�sing and branded imagery

Revenue Streams;Astrodome Exterior

Flat Roof Terrace lease space: Up to 65,000 SF total available for food/beverage Naming opportunity

Observa�on deck top of the DomeTicketed Luxury Experience $$$Event leases $$$Naming opportunity

Benefits of the Tax Increment Reinvestment Zone The area around NRG Park is part of a new redevelopment zone which facilitates development and benefits the community through an increased tax base and enhances quality of life. Once fully implemented the TIRZ will become the catalyst of posi�ve development outcomes for the county, ci�zens, stakeholders at NRG, employment, tourism, etc.

PHOTOS FOR INTERNAL REVIEW ONLYNOT FOR PUBLICATION

Sustainability Paradigm“…Substan�al considera�on shall be given to Reliant Park’s overall Green Ini�a�ve. To the maximum extent possible, the “new” Astrodome should take advantage of technology that would maximize environmental/energy efficiency. The goal here is for the Astrodome to serve as an example of the rehabilita�on of old structures by turning them ‘green.’” -- Reliant Park Master Plan, 2009, P. 10

I’m not going to make the obvious case for green design, construc�on and opera�on, on the assump�on that we are all on the same page, but I have a couple of comments.

As you consider ideas, please:

V Look at the green impact of my recommenda�ons for:

•BIPV solar glass in Dome skylights and the flat roof of the encircling atrium/gallery I am proposing for around the Dome.

•Replacement of 80 to 100 acres of parking surface with a green park and mul�levl parking garages (green buildings, of course.)

V Give NRG Corporate a robust voice in your Houston mee�ngs and interviews.

V Invite representa�ves of the U.S. Green Building Council and the Houston Renewable Energy Group (HREG) to par�cipate in your Houston mee�ngs and interviews.

V Help to ensure that decision makers at Harris County/HCSCC, SMG, Rodeo and Texans have appropriate informa�onal support regarding the economics of green building and opera�ons, as applied to this property.

Economic Impact : Community, Commerce & Tourism

“…Reliant Park, enhanced by a repurposed Astrodome …can become a world class venue …a unique and valuable resource to the ci�zen owners of the facili�es.” - Reliant Park Master Plan, 2009, P. 9

“Because the facility can a�ract local, regional, and perhaps na�onal and interna�onal a�en�on, it can be a generator of related ac�vi�es such as tourism, commercial services, and educa�on. With proper planning, the project can, and in fact should, be a strategic instrument in promo�ng educa�on, science and technology, the arts and culture, and civic pride in the surrounding community.” -- Reliant Park Master Plan, 2009, P.11

Impact On the Neighborhood

Museum and ins�tu�onal partners and commercial anchors can recharge Houston’s NRG Park-Astrodome-South Main Street corridor with dynamic economic ac�vity.

Comparative Anecdote:Discovery Green

Discovery Green offers a model for economic ac�vity that can be generated by the renewed Astrodome and NRG Park. Discovery Green was the catalyst for more than $500 million in downtown development projects (completed or underway) that specifically note the park’s crea�on as an impetus, including the Embassy Suites Hotel, One Park Place Luxury Apartment Building and the Hess Tower(Hess Corp.) Nearly one billion dollars of development has been planned near Discovery Green since the park was announced in 2006. A different way to think about that figure: $8 of downtown construc�on for every $1 invested in Discovery Green. Discovery Green has caused land prices to rise rapidly to $200 to $300 /SF. (Data: Discovery Green Conservancy).

It is worth no�ng that before Discovery Green was developed, the blocks surrounding it were arguably more blighted than the blocks around NRG Park, even though the George R. Brown Conven�on Center was up and running for years prior. NRG Park is a much larger property and the site commands even greater poten�al.

Hidden Agendas of the Reliant Park/NRG Park Master Plan

Since 2009, HCSCC has declared that any solu�on for the Astrodome must be compa�ble with the Reliant/NRG Park Master Plan. This condi�on has been presented as non-nego�able. But there are problems with the master plan, problems so serious that any sound, fiscally sustainable solu�on for the whole property must set that old master plan aside.

The Master Plan specifies that the exis�ng Reliant Arena (the large building that now stands in the middle of the south-east parking lot) is to be replaced by a new, 5-story structure extending south from the eastern end of Reliant Center more than a thousand feet along Fannin Street. As proposed by HCSCC the structure would include the new arena, replacement exhibi�on, mee�ng and ballroom space, a new parking garage, a transporta�on terminal and possibly a hotel.

While all those facili�es are needed somewhere on the property, and while such new structures allow for demoli�on of an old arena building that all par�es agree is decrepit and inadequate, the proposed loca�on is ill-conceived and discourteous.

Why is that? If built as proposed, the new structure will eliminate the public entrance to the park property that now exists at the intersec�on of Fannin and NRG Parkway. That is the public entrance at the Metro Rail stop. The plan intends that event visitors will not be able to ride light rail, disembark at the rail stop and enter the park.

It would be possible, of course, to design that building so that there is a public portal through it or under it, but that is not the proposal. Drawings of the proposed building clearly show that the east side, facing Fannin and the rail stop, is composed en�rely and only of freight loading docks and service entrances. With this physical arrangement, HCSCC is a�emp�ng to dictate that the train stop will be used only by service employees, not by park visitors. The site design’s classism is inappropriate for a county-owned property, and it shows contempt for public transit. I expect that it will be met with empha�c protest if allowed to proceed.

To date HCSCC refuses to engage or even respond regarding these issues, except to repeat that the Master Plan is set in stone and immutable. That is not a good answer.

Stakeholder Value Proposi�ons

For HCSCC:

More exhibi�on spaceMore venue capacityNew venuesImproved arena More showsParking revenueRevenue from opera�onsEnergy savingsTenant leases intact with added valueLong-range financial and func�onal viabilityComprehensive, property-wide solu�onWorld class museums

For Harris County & Precinct 1:

Increased employmentIncreased tax revenuesViability of revenue streamsGoodwill from anchor tenantsSTEM Ins�tute & other educa�on facili�esOp�mized TIRZ and CRA developmentNew green parkImproved regional and global tourismA�rac�on for residen�al high rise developments

For Houston Livestock Show & Rodeo

New, be�er arena at street levelExhibi�on/stall space at street level, arena con�gu-ous Control of property per contractCustomized retailer contracts during rodeo residenceBe�er carnivalBe�er cook-offRodeo MuseumNew parking that does not impact opera�ons

For Houston Texans (NFL):

More parking closer to NRG StadiumNew valet/VIP convenienceTailgate capacity protected and enhancedSuper Bowl ameni�esImproved transporta�on services and accessNew event entertainment venuesSports Museums in the Astrodome

For Offshore Technology Conference (OTC):

More exhibi�on spaceImproved transporta�on and accessCloser parkingAdjacent hotel Onsite restaurants, bars, and retail

Texas Historical CommissionThe Texas Historical Commission (THC) requires that any development inside or outside of the Dome meets THC preserva�on standards and guidelines for State An�qui�es Landmark (SAL).

Re-purposing for new use (and for success)

VThis building will never again be used as a sports stadium. Successful new use requires a building that works in the 21st century.

Example: Raising ceilings in low-ceiling areas should be allowed. Nothing historic, unique or innova�ve about the exis�ng drop ceilings. Cu�ng through ceilings to create two-story spaces should also be allowed.

VNew addi�ons and adjacent new construc�on can be undertaken in such a manner that, if removed in the future, the essen�al forms of the historic property could be restored .

VComplete original plans s�ll exist.

VOriginal architectural, engineering and construc�on companies s�ll exist.

VA few original professional personnel involved are s�ll living.

VFor some features, historic appearance can be preserved while adap�ng with new technologies.

Example: Retrofi�ng exis�ng skylight frames with BIPV solar skylights can enable electrical power co-genera�on with reduced reliance on the electricity grid, sufficient to create an economic impera�ve, all within THC rules.

VSome revenue-genera�ng func�ons can be created quickly and with minimal altera�on as part of an overall redevelopment concept.

VRemoval of some original, arguably historic features is necessary for viable, visitor-friendly development.

VApprecia�on of the Dome’s history will be helped by addi�on of new comfort ameni�es that bring a large number of visitors.

Impact of SAL status on funding

The most important thing the THC can do to increase the likelihood of developer investment is to grant the SAL designa�on. Without this designa�on the Dome would be perceived as unavailable for leasing. SAL protec�on equals security fpr NRG Park’s long-term future.

I hope the members of the board of THC understand the economic POTENTIAL the Dome has if it is properly restored on their watch. Some of the same developers and investors who won’t put money into a demoli�on candidate will be interested in a though�ully, sensi�vely redeveloped property that is protected.

Both contracts and preserva�on rules can be sa�sfied.

A claim that the Dome cannot work as a commercial or ins�tu�onal leasing pla�orm due to calendar constraints has not been proved.

What is needed is a vision and a sustainable business model that work with the exis�ng contracts. Without the major tenants, the value to the community of the en�re NRG Park property would be severely reduced.

Reconcilia�on of func�onal requirements with SAL rules

In pursuit of a viable leasing model, modifica�ons that cannot get a permit from THC might be requested. My purpose here is to suggest that very specific modifica�ons CAN sa�sfy the THC, if all par�es will engage with prac�cality and some vision. Wise decisions can preserve the building while serving the community that owns it, through ac�vity, culture and commerce. There are things you have to do to the building to make it usable and successful, preserva�on or no preserva�on. Without certain features to draw and retain visitors, revenue streams dry up.

Baseline: Minimum requirements

There are some baseline requirements for useful adapta�on all stakeholders should be able to agree on.

Core/essen�al historic elements:

Dome roof (both exterior and interior)Waffle cast concrete façadeCenter open space (but with altera�ons)Structural integrity of concourses

Elements that may be altered (recommenda�on)

Electric substa�onSlab under fieldLigh�ng grid and catwalksOld escalatorsSight lines (within reason)Grounds, streets, driveways, curbsNon-structural u�litarian wallsNew doors at tower demo sites

The Hotel Challenge“It is impera�ve to a�ract a “first �er” hotel brand to the conven�on center hotel. Companies such as Hilton, Hya�, Marrio�, Starwind (Sheraton and Wynn) have the na�onal and interna�onal recogni�on to a�ract guests from all customer segments.” -- Summaries of interviews with stakeholders, community leaders, Reliant Park Master Plan Analysis, 2012, P. 159

“…the Harris County market needs addi�onal conven�on and mee�ng space, par�cularly adjacent to or within walking distance of hotel rooms” (my note: within ½ mile). -- Summaries of interviews with stakeholders, community leaders, Reliant Park Master Plan Analysis, 2012, P. 91

For a number of years, the value and feasibility of a hotel in the Astrodome or elsewhere in NRG Park has been debated. Substan�al hotel proposals have been submi�ed in the past, but none has gone forward, for several reasons.

For one thing, the area including NRG Park itself is currently an amenity desert, lacking suitable restaurants or a�rac�ons that would support year-round occupancy sufficient for fiscal sustainability. In other words, there’s nowhere to go and nothing to do without traveling for miles.

No less important, NRG Park anchor tenant lease contracts provide for fence-to-fence control of access to, and ac�vi�es on, the property, on NFL Texans game days and for the en�re six-week residence of the Houston Livestock Show and Rodeo. Even if a bridge or tunnel were to connect a hotel garage inside the Dome to Fannin Street or to the 610 Freeway access road (as has been proposed by others), during Rodeo hotel guests would find themselves in the midst of tens of thousands of Rodeo guests and exhibitors.

The solu�on to both challenges is to build a hotel at the periphery of the property but within walking distance of NRG Stadium, NRG Center, NRG Arena and the Astrodome.

A hotel at the south end of NRG Park would be on the the periphery, and also on the freeway, which would be a good loca�on if there were convenient, comfortable transport from the hotel to the other end of the property. Recommenda�ons in this paper include elements that support a south end hotel, including:V A park monorail system, which could convey hotel guest to venues at the north endV A green park covering 80-100 acres of NRG Park, providing a pleasant environment for walking, pedicab, golfcart or ground tram from a hotel on the south end to venues on the north endV A theme restaurant, a concert amphitheater and other park ameni�es at the south end, which would be a short walk from a freeway-accessed hotel

So a hotel at the property’s south end is worth considering, and if the en�re master plan I am recommending were to be implemented, eventually the cri�cal mass of a�rac�ons would even jus�fy more than one hotel. S�ll, even with a monorail connector, south-end ameni�es and a pleasant park se�ng, the distance from hotel to main venues is likely to be perceived by poten�al hotel guests as a disincen�ve, and that could make for an untenable hotel business model.

Recommenda�on:High Rise Hotel on Kirby North Lot

The best site for a luxury high-rise hotel at NRG Park is on the northwest corner of the property, which is just west of NRG Center and just across NRG Parkway from NRG Stadium. The hotel’s main lobby and ameni�es would face the corner of NRG Parkway and _______ . This paper recommends improvements to Caruth Plaza and expansion of Pedestrian sky bridges would cross NRG Parkway to the stadium, and ____ to NRG Center.

Vehicle access could be from those on-property streets, but as a rule hotel guest vehicles would be routed directly from Kirby Drive via one or more new entrances. Vehicles would be able to enter and exit the hotel and its garage without entering the rest of NRG Park.

A key factor in the workablity of this scheme is the planned widening of key artery streets nearest to this northwest corner. South Main and Old Spanish Trail are to be widened by several lanes in coming years as part of the City of Houston/Texas Madical Center mobility plan, and once that is done guests at a hotel on Kirby North Lot will be able to avoid much of the traffic associated with major events at NRG Park.

The recommenda�on is to build a large, mul�level parking garage covering most of the Kirby North Lot, with the recommended hotel built over that garage. The garage and hotel would be built above the exis�ng parking lot, preserving 20-foot ceilings at street level, to resolve objec�ons from HCSCC management and anchor tenants that they need the parking lot le� as it is (for reasons no one will discuss.) The hotel lobby and first level of in-hotel amen�es would be above this 20-foot level. Access to NRG Center, NRG Stadium and the Asyrodome would be by pedestrian skywalks, though convenient street-level (and Fes�val Plaza) access would also be available.

The proposed solu�on leaves the Astrodome available for the mix of a�rac�ons, exhibi�on space and ameni�es needed to support high hotel occupancy. Please consider the strong likelihood that if only a simple green park is implemented in the Astrodome, without the other des�na�on a�rac�ons recommended here (or comparable), high year-round hotel occupancy will not be viable.

Above: A hotel concept proposed several years ago, but rejected by HCSCC.

PHOTOS FOR INTERNAL REVIEW ONLYNOT FOR PUBLICATION