High Growth Area Needs Questionnaire
Project Information
Agency Name | Midtown Management District |
Project Title | Caroline and Wheeler NHHIP Impact Mitigation |
Facility/Street/Highway | Caroline @ Wheeler @ IH-69 |
Limits | Caroline @ Wheeler @ IH-69 |
Description | Enable implementation of connectivity, green space, and community connections as associated with NHHIP Project. |
Timeframe | Long Term (More than 10 Years) |
Estimated Cost | $75,000,000.00 |
Investment Category-Focused Criteria
The Midtown and Third Ward/Museum Park area has been experiencing significant infill and redevelopment growth which requires high quality multimodal access and connectivity. The funded condition will provide the necessary level of multimodal access in the area and will improve the Wheeler and Caroline connection across IH-69. These elements are necessary to support the following recently completed and underway developments, which quantify and define the area as one of high growth: General CoStar Data (Commercial) - indicates that within 1 mile of the project area, and between 1999 and 2009 there was an annual average of ~350,000 square feet (SF) of development construction underway. Between 2009 and 2023 (YTD) that amount has grown to an annual average of ~1,100,000 SF, with over 1.1M SF of new construction occurring in 2023. This 214% increase in construction activity is evidence that this is a high growth area. Area Residential Development - The area surrounding the project limits has seen an influx of new single-family development in the form of townhomes and patio homes. New residential development, available through HCAD, indicates that within 1/4 mile of the project limits there has been over 1.7M SF in residential development produced between 2010 and 2023. The vast majority of this (1.4M SF) is residential single-family structures (in this area, townhomes and patio homes). Area Commercial and Multifamily Development - New commercial development, available through HCAD, indicates that within 1/4 mile of the project limits there has been over 3.2M SF in delivered new commercial growth between 2010 and 2023. The highest growth area has been apartment complexes (classified as commercial development by HCAD and other taxing jurisdictions), at 2.1M SF. Oxberry Midtown Development - A planned 3.5 city block redevelopment project at Milam and Elgin to include 155,000 SF new leasing space of mixed commercial and retail uses. The project will also include a new 400 car public garage. The Ion - The 16-acre and 266,000 square foot innovation district located in the former Sears department store hosts co-working space, business incubators, accelerators, restaurants, and retail. The first phase of the project was completed in 2021 and has a master plan to continue development in the areas bound by Isabella to the north, Wheeler to the south, Austin to the east, and Main to the west. The full 15 block redevelopment plan will continue the transformation of the area and add significant amounts of new mixed-use (commercial, retail, restaurant) in the area. TMC3 - This project is located south of the project limits in the Texas Medical Center and is importantly served by transit access to and from the project limits. The TMC3 project is underway now is composed of a 37-acre life science campus which includes: - 250,000-square-foot TMC3 Collaborative Building - 700,000-square-foot Industry Research Building - 521-room Hotel, 65,000-square-foot Conference Center - 350-unit Residential Tower - 6 Future Industry and Institutional Research Buildings - Mixed-use building with retail and ample parking - 7 acres of public space including 6 Parks Levit Green - Located at Holcombe and SH-288, and also importantly served by transit access to and from the project limits. The project will include over 4M SF of mixed uses to include lab and office space, incubator space, a vivarium, a conference center, cafe and restaurant space, and a fitness center.
Yes
https://www.houstontx.gov/planning/nhhip/
The proposed project consists of several components, each offering distinct improvements over the unfunded scenario. Summarily, the project funding allows the realization of the full Caroline Cap and associated multimodal connections at San Jacinto, Wheeler, Caroline, and Austin. These improvements include multimodal intersection connectivity, as well as preserving future viability for elevated bicycle/pedestrian bridge spanning / connecting Wheeler and Caroline. The realization of these improvements is uncertain without funding due to funding limitations and the improvements currently proposed in the NHHIP environmental documentation (the base condition). In the funded scenario, the project focuses on enhancing street-level facilities for all users, which includes the development of highway caps. These caps are strategically designed to connect areas currently segregated by the highway, particularly the neighborhoods of Midtown, Third Ward, and Museum Park. If not funded, the highway remains a barrier, hindering easy access for pedestrians and cyclists. The inclusion of these caps completes necessary infrastructure for diverse traffic types, encouraging a shift from vehicular to more active transportation modes like walking and cycling. This shift is expected to result in a decrease in Vehicle Miles Traveled (VMT). Without these caps, the preference for vehicular transportation is likely to persist due to inadequate pedestrian and cycling connections. The project also plans to expand protected cycle tracks, catering to both current and future cyclists. Beyond traffic benefits, the project anticipates community and environmental advantages, including health improvements, reduced emissions, noise pollution, and congestion. The highway caps are also expected to enhance economic value through increased recreational activities, visitor numbers, and property values in the surrounding areas. This application contrasts the 'base' NHHIP condition, as currently proposed by TxDOT without additional funding, with a 'funded' condition enabled through this grant. Regarding the Wheeler/Caroline Cap, the unfunded scenario lacks buffered and shaded bicycle and pedestrian facilities along Caroline, Wheeler, San Jacinto, and Austin crossings. Conversely, the funded scenario will transform these facilities into complete streets replete with green spaces and buffered pedestrian facilities. The funded condition also allows a new bicycle/pedestrian overpass crossing connecting the east/west sides of Caroline and the north/south sides of Wheeler. The enhancements under the funded condition will maintain vital arterial connections across IH-69 between Midtown and Museum Park, including TSU and the University of Houston. With traffic volumes of 3,532 and 10,818 AADT on Caroline and Wheeler, respectively, these improvements will significantly bolster traffic operations. The addition of buffered and shaded bicycle and pedestrian accommodations along both streets, with Wheeler being a key transit corridor, further underscores this benefit. Importantly, the funded scenario enhances traffic operations through modernized and multimodal intersection controls at the intersections of Wheeler/San Jacinto, Wheeler/Caroline, and Wheeler/Austin. This enhancement is particularly significant on San Jacinto and Wheeler, both important multimodal transit corridors. The project is expected to boost transit ridership, effectively converting more single-occupancy vehicle trips to transit, thereby improving overall traffic operations. These multimodal improvements are crucial in enhancing traffic flow and accessibility.
Yes
The project will provide improved connections at Wheeler, San Jacinto, Austin, and Caroline spanning across IH-69, preventing the creation of a discontinuous network through the NHHIP project. The project will provide multimodal access across Wheeler, San Jacinto, Austin, and Caroline where access generally does not meet multimodal standards today. The connections cited will connect high growth developments to include the Ion, the Oxberry Midtown development, TMC3, Levit Green, and the other significant residential and commercial development which is occurring in the area as further evidenced by CoStar and HCAD data growth trends: General CoStar Data (Commercial) - indicates that within 1 mile of the project area, and between 1999 and 2009 there was an annual average of ~350,000 SF of development construction underway. Between 2009 and 2023 (YTD) that amount has grown to an annual average of ~1,100,000 SF, with over 1.1M SF of new construction occurring in 2023. This 214% increase in construction activity is evidence that this is a high growth area. Area Residential Development - The area surrounding the project limits has seen an influx of new single-family development in the form of townhomes and patio homes. New residential development, available through HCAD, indicates that within 1/4 mile of the project limits there has been over 1.7M SF in residential development produced between 2010 and 2023. The vast majority of this (1.4M SF) is residential single-family structures (in this area, townhomes and patio homes). Area Commercial and Multifamily Development - New commercial development, available through HCAD, indicates that within 1/4 mile of the project limits there has been over 3.2M SF in delivered new commercial growth between 2010 and 2023. The highest growth area has been apartment complexes (classified as commercial development by HCAD and other taxing jurisdictions), at 2.1M SF.
Yes
The project is designed to significantly expand transit and multimodal networks in the area by improving connectivity-related walking and biking conditions by introducing shaded and buffered pedestrian and bicycle facilities at key locations, namely Caroline, Austin, San Jacinto, and Wheeler. Currently, these areas lack proper bicycle accommodations. Under the funded scenario, the Caroline & Wheeler intersection is set to be transformed into a surface-level connection, with bridge cap designs facilitating seamless connectivity for pedestrians and cyclists. In the funded condition, the project will provide an expanded cap structure and will accommodate bicycle and pedestrian facilities along San Jacinto, Wheeler, Caroline, and Austin. The funded condition also involves widening the cap to extend from Austin in the east to San Jacinto in the west. This expansion would incorporate an off-road connection, such as a pedestrian bridge or an elevated land bridge, connecting the east and west sides of Caroline Street as well as spanning Wheeler, enhancing connectivity while avoiding interaction with heavy vehicles. In contrast, the unfunded condition would result in the construction of traditional bridges at Caroline, Austin, and San Jacinto, with uncertain provisions for bicycle and pedestrian infrastructure. This uncertainty extends to the NHHIP project’s current environmental documentation. However, it is crucial to note that the pedestrian and bicycle links mentioned are vital for connecting to fixed-route transit along Main St, Fannin St, San Jacinto St, and Elgin, as well as to existing high-capacity transit at Main Street. Additionally, the proposed improvements are significant for future high-capacity transit connections via METRO's University Line at Wheeler/Richmond. The improvements envisioned in the funded condition are instrumental in 'reconnecting' the neighborhoods of Midtown and the Third Ward, significantly enhancing pedestrian and cyclist experiences in these areas.
A
Yes
The project will provide enable the future provision of a bicycle/pedestrian bridge spanning the Caroline and Wheeler intersection to best serve multimodal access in the future. This access will become increasingly important in this area due to underway and proposed development as well as due to the proposed implementation of the University Line BRT and its connection with the Wheeler Transit Center. Note that the Wheeler Transit Center is anticipated to be expanded and feature potential TOD by METRO in the future, increasing area ridership and generating multimodal area demand.
No
Yes
Model.HighGrowthAreaNeedsQuestionnaire.InvestmentCategory5ai
Other Investment Category Focused Criteria
No
The IH-69 facility itself is designated as a critical freight corridor and as a state/regional truck route. The funded condition will allow the IH-69 corridor to traverse the community, acting as a critical freight corridor and a state/regional truck route, without disrupting community access and through reconnecting the existing Midtown and Third Ward Communities. The improved crossing infrastructure on the cap bridges (San Jacinto, Caroline, Wheeler, and Austin) will serve to efficiently move freight on, off, and through the IH-69 corridor which are headed to area activity centers and destinations such as Midtown, the Museum District, Downtown, and the Texas Medical Center.
In the funded scenario, the project focuses on enhancing street-level facilities for all users, which includes the development of highway caps. These caps are strategically designed to connect areas currently segregated by the highway, particularly the neighborhoods of Midtown, Third Ward, and Museum Park. If not funded, the highway remains a barrier, hindering easy access for pedestrians and cyclists. The inclusion of these caps completes necessary infrastructure for diverse traffic types, encouraging a shift from vehicular to more active transportation modes like walking and cycling. This shift is expected to result in a decrease in Vehicle Miles Traveled (VMT). Without these caps, the preference for vehicular transportation is likely to persist due to inadequate pedestrian and cycling connections. The project also plans to expand protected cycle tracks, catering to both current and future cyclists. Beyond traffic benefits, the project anticipates community and environmental advantages, including health improvements, reduced emissions, noise pollution, and congestion. The highway caps are also expected to enhance economic value through increased recreational activities, visitor numbers, and property values in the surrounding areas. This application contrasts the 'base' NHHIP condition, as currently proposed by TxDOT without additional funding, with a 'funded' condition enabled through this grant. Regarding the Wheeler/Caroline Cap, the unfunded scenario lacks buffered and shaded bicycle and pedestrian facilities along Caroline, Wheeler, San Jacinto, and Austin crossings. Conversely, the funded scenario will transform these facilities into complete streets replete with green spaces and buffered pedestrian facilities. The funded condition also allows a new bicycle/pedestrian overpass crossing connecting the east/west sides of Caroline and the north/south sides of Wheeler. The enhancements under the funded condition will maintain vital arterial connections across IH-69 between Midtown and Museum Park, including TSU and the University of Houston. With traffic volumes of 3,532 and 10,818 AADT on Caroline and Wheeler, respectively, these improvements will significantly bolster traffic operations. The addition of buffered and shaded bicycle and pedestrian accommodations along both streets, with Wheeler being a key transit corridor, further underscores this benefit. Importantly, the funded scenario enhances traffic operations through modernized and multimodal intersection controls at the intersections of Wheeler/San Jacinto, Wheeler/Caroline, and Wheeler/Austin. This enhancement is particularly significant on San Jacinto and Wheeler, both important multimodal transit corridors. The project is expected to boost transit ridership, effectively converting more single-occupancy vehicle trips to transit, thereby improving overall traffic operations. These multimodal improvements are crucial in enhancing traffic flow and accessibility.
The project is designed to significantly enhance walking and biking conditions by introducing shaded and buffered pedestrian and bicycle facilities at key locations, namely Caroline, Austin, San Jacinto, and Wheeler. Currently, these areas lack proper bicycle accommodations. Under the funded scenario, the Caroline & Wheeler intersection is set to be transformed into a surface-level connection, with bridge cap designs facilitating seamless connectivity for pedestrians and cyclists. In the funded condition, the project will provide an expanded cap structure and will accommodate bicycle and pedestrian facilities along San Jacinto, Wheeler, Caroline, and Austin. The funded condition also involves widening the cap to extend from Austin in the east to San Jacinto in the west. This expansion would incorporate an off-road connection, such as a pedestrian bridge or an elevated land bridge, connecting the east and west sides of Caroline Street as well as spanning Wheeler, enhancing connectivity while avoiding interaction with heavy vehicles. In contrast, the unfunded condition would result in the construction of traditional bridges at Caroline, Austin, and San Jacinto, with uncertain provisions for bicycle and pedestrian infrastructure. This uncertainty extends to the NHHIP project’s current environmental documentation. However, it is crucial to note that the pedestrian and bicycle links mentioned are vital for connecting to fixed-route transit along Main St, Fannin St, San Jacinto St, and Elgin, as well as to existing high-capacity transit at Main Street. Additionally, the proposed improvements are significant for future high-capacity transit connections via METRO's University Line at Wheeler/Richmond. The improvements envisioned in the funded condition are instrumental in 'reconnecting' the neighborhoods of Midtown and the Third Ward, significantly enhancing pedestrian and cyclist experiences in these areas.
The access and connectivity made possible by the funded condition will support utilization of the following Houston METRO transit routes and their monthly boardings (as of October 2023) used for the route: 153 - Harwin Express: 2,880 011 - Almeda/Lyons: 2,197 025 - Richmond: 6,419 Red Line Light Rail: 35,625 (average boardings at Wheeler, the closest station to the project, are 2,240) Future University Line BRT: Projections not currently available. The intersection improvements will improve multimodal level of service and provide overall traffic benefits which extend to public transportation.
The funded condition will provide multimodal connections and an interconnected street grid via caps and bridges at San Jacinto, Wheeler, Caroline, and Austin. These connections will provide multimodal redundancy in the event that other area overpasses (e.g. Almeda, La Branch, Fannin) are taken out of service due to an incident. The preservation of the connection will reduce inoperability of traffic on the street grid in the area.
The funded condition will improve the state of good repair of the existing intersection crossings at Caroline, Wheeler, Austin, and San Jacinto. The infrastructure at these locations are 40+ years old and generally do not meet current accessibility requirements related to multimodal access, pedestrian realm widths, and ADA access. The funded condition will remedy this situation and will renew the service life of the project facility.
Planning Factors Criteria
0.00
71.01
Over the 5-year period between 2018 and 2022, a total of 89 crashes occurred along the project corridor with two of them resulting in severe injuries. Both severe injury crashes were vulnerable roadway users related crashes, with one being a pedestrian involved in a crash that occurred under dark conditions. The other severe injury crash involved a cyclist at an intersection, where a driver failed to yield the right of way. To address the safety concerns of this roadway, a set of proposed improvements has been proposed: • Restore and improve connectivity by elevating Wheeler Ave, Caroline St, San Jacinto St, and Austin St to bridges to reconnect both sides of IH-69. • Construction of new travel lanes, concrete medians, parking lanes, and sidewalks or shared use paths along all new bridges. • Installing a new pedestrian bridge over San Jacinto St, Wheeler Ave and Caroline St bridge intersection to create safer pedestrian and bike crossings • Installing streetlights and adding ADA ramps, pavement markings, and high visibility crosswalks on all bridges. • Incorporating amenities such as benches, landscaping, one bus shelter, and other street or park furniture. The proposed improvements correspond to various work codes, each with its own associated crash reduction rate: 101, 401 Install Warning/Guide Signs & Install Pavement Markings 24% 304, 407 Safety Lighting & Install Sidewalks 46% 305, 407 Safety Lighting at Intersection & Install Sidewalks 53% 305, 514 Safety Lighting at Intersection & Grade Separation 56% 403, 407 Install Pedestrian Crosswalk & Install Sidewalks 74% 523 Construct Pedestrian Over/Under Pass 95%
Resiliency
High
Model.HighGrowthAreaNeedsQuestionnaire.Resiliency2
The project will allow for the installation of vegetation and trees within the Wheeler/Caroline Cap area as well as along the bridge structures along San Jacinto, Wheeler, Caroline, and Austin. The vegetation and street trees will provide natural stormwater mitigation in the area. This mitigation will be important to this section of the NHHIP which will be a depressed section and will require pumps during severe rain events; the natural stormwater mitigation provided by the proposed improvements will offer some relief to this overall system. The unfunded condition will not offer natural stormwater mitigation approaches.
Access/Connectivity
1584
3066
No
Yes
No
Environmental Justice
1584
3066
1340
386
304
169
28.5
The project provides connectivity benefits to census tracts 48201312400, 48201312300, 48201312200, and 48201312800, all of which are designated by the Climate and Economic Justice Screening Tool (CEJST) as disadvantaged due to burdens related to transportation barriers, traffic proximity and volume, and socioeconomic factors such as income. The census block groups intersecting and surrounding the project are predominantly Hispanic and black and have poverty rates ranging from 25% to 57%. The project will benefit these vulnerable populations by: - Eliminating the historic barrier of IH-69 via the cap structures - Providing bicycle accommodations at San Jacinto, Austin, Caroline, Wheeler and along the bridge elements of the project - Providing and/or improving pedestrian conditions along Cleburne, Almeda, and along the bridge elements of the project - Better connect the intersecting and surrounding underserved communities to existing and proposed fixed guideway and fixed route transit options in the area (routes identified in prior question)
The project will directly address adverse impacts of the NHHIP project on the surrounding community. Adverse impacts addressed include: - reduction in bodily impairment/death via the provision of pedestrian and bicycle safety treatments within the project limits - destruction or diminution of aesthetic values; the unfunded 'base' NHHIP condition does not address the diminution of aesthetic values created by the perpetuation of a barrier (the freeway) through this community; the funded condition will address this by allowing the creation of the cap structure, preserving connectivity, and providing street/shade trees along the project limits - cohesion or economic vitality of a community; see above benefit / rationale for removing this segment of the IH-69 barrier via a cap structure and improvements to the related bridge scope elements - increased isolation, exclusion, or separation; see above benefit / rationale for removing this segment of the IH-69 barrier via a cap structure and improvements to the related bridge scope elements
Impacts on Natural and Cultural Resources
The project is not within ¼ mile of the 100-year floodplain. There are no wetlands within ¼ mile of the proposed project. There are several historic resources within ¼ mile of the proposed project, but the closest is almost 900 feet away, which would be outside of the standard Area of Potential Effect (APE) for impacts. Adverse impacts are not anticipated, but a submittal for review and concurrence from the State Historic Preservation Office (SHPO) may be needed. The entire area within ¼ mile of the proposed project has been designated by the TxDOT Potential Archeological Liability Map as “No Survey Recommended” for archeological resources.
Over a 20-year planning horizon from 2026-2045, the project will reduce 0.54 metric tons of NOX and 0.65 metric tons VOC.
Innovation
Yes
The utilization of a freeway cap is a new infrastructure technology which has not yet been utilized in the Houston region and has only been utilized once previously in Texas (in Dallas). The utilization of a cap structure to eliminate a barrier, connect communities, provide nature-based stormwater mitigation solutions, and improve area access and connectivity is a novel approach to mitigating the impacts of highway (re)construction in Houston. As previously addressed in other questions, the project scope elements directly address accessibility (new bike/ped connections), mobility (preserving surface connections), multimodalism (access to existing and proposed transit options), resiliency (greenspace), reliability (alternate routes), and traffic operations (additional route options, redundancy, modernized intersection systems, and bike/ped/transit access and connectivity improvements).
No
Additional Documents
1234_CW_NHHIP_combined_supportinginfo_compressed.pdf