State of Texas Digital Opportunity Plan

HR&A collaborated with the Texas Broadband Development Office (BDO) to develop the State’s first-ever comprehensive statewide Digital Opportunity Plan, establishing their roadmap to universal broadband availability, affordability, and adoption.

Over a year-long planning process, we complemented quantitative analyses of significant disparities in broadband, computer, and digital skills access across Texas’s 256 counties with an extensive community and stakeholder engagement program to assess barriers to digital opportunity and assets available to overcome those challenges. Our team coordinated statewide working groups, outcome-focused task forces, grant readiness webinars, and regional collaboratives to reach Texans in every region of the state, while filling data gaps through public and organizational surveys. Through strategic interagency coordination, we helped establish the State’s vision, goals, and measurable objectives, and identified local government and nongovernmental partners to implement the Plan’s recommendations. This collaborative process ensured the Digital Opportunity Plan reflected community needs and aligned with existing broadband infrastructure programs.

 

The resulting Digital Opportunity Plan provides Texas with a clear roadmap for digital inclusion that will impact millions of residents. To ensure communities have access to the data HR&A prepared for the Digital Opportunity Plan, HR&A introduced a solution that transformed Texas’s extensive Plan into a user-friendly tool: the Texas Digital Opportunity Hub. The Hub includes customized data visualizations to spotlight the disparities in digital access across Texas’s diverse regions and communities, and additional visualizations to help users understand baseline data and key performance indicators. With data available at the county level, the Hub supports local planning and funding efforts by providing localities with the data they need to make the case for targeted funding and programs. Further, the Texas Digital Opportunity Hub lays the groundwork for ongoing monitoring and evaluation of digital opportunity efforts across the state, empowering BDO to track the impact of its future digital opportunity programs. To that end, HR&A has developed program evaluation frameworks for BDO to deploy once grantees and partners are onboarded, providing detailed guidance and instruments for measuring the impact of their investments over time.

 

In response to changes in federal funding supporting the implementation of broadband adoption efforts, HR&A advised the BDO on the development of new programs using state dollars to achieve the goals set forth in the Texas Digital Opportunity Plan and advance core state priorities such as workforce development and economic opportunity for all Texans. Our continuing partnership with the BDO has been part of establishing Texas as a national leader in creating sustainable digital opportunity solutions that strengthen economic opportunity, educational access, and community resilience across the state.

 

Explore:

Great Headway for the Texas Digital Opportunity Plan

Texas Digital Opportunity Hub

 

Press:

State broadband leaders connect with Burnet County residents — DailyTrib.com

East Texans provide input to help increase broadband internet access — KTRE

Officials discuss the importance of internet access in rural East Texas — KETK

 

Equitable Development Toolkit & Real Estate Impact Study for Harold Simmons Park

HR&A partnered with the Trinity Park Conservancy to develop an Equitable Development Toolkit that transforms a $150 million investment in Dallas’s Harold Simmons Park into a catalyst for community opportunity. Through comprehensive analysis and stakeholder engagement, we created implementable strategies to ensure the 200-acre park connecting Downtown Dallas, West Dallas, and Oak Cliff strengthens neighborhoods while addressing systemic inequities.

Our work began with understanding the complex dynamics at play through real estate market analysis, demographic research, and extensive stakeholder consultation. We engaged local community members, national experts, and regional leaders to identify how park development could either exacerbate existing inequities or create new pathways for opportunity. By examining both successful models and past failures in similar contexts, we developed a nuanced understanding of what strategies would be most effective for this unique Trinity River location and the diverse communities it serves.

 

The Equitable Development Plan provides the Conservancy with a detailed toolkit of policies, advocacy efforts, initiatives, and partnerships to achieve equitable development. The Equity Toolkit offers discrete tactics to prevent involuntary displacement, facilitate opportunity neighborhoods, protect cultural heritage, promote wealth creation and community ownership, and establish equitable practices within the Conservancy. We prepared an action plan detailing roles for the Conservancy, City, and private partners, while conducting a real estate impact study that estimated net-new property value and tax revenues through 2050, accounting for trade-offs between maximizing real estate value and uplifting equity and inclusion.

 

HR&A has continued to support the Trinity Park Conservancy in analyzing and developing capital and operations and maintenance funding strategies and updated impact projections to reflect changes in the park’s program. Harold Simmons Park broke ground in Spring 2025.

 

 

Explore:

Harold Simmons Park Equitable Development Toolkit

 

Press:

‘This parkis happening’: Dallas breaks ground on $325 million Harold Simmons Park — Dallas Morning News

A 250-acre parkis being built right off the Trinity River in the center of Dallas. Here’s a look at what it’ll look like — WFAA

Panther Island Strategic Vision Update

HR&A led a multidisciplinary team to update the vision and development an implementation roadmap for the 300+ acre Panther Island project, adjacent to Downtown Fort Worth. Working with a steering committee of public-sector and civic stakeholders, we delivered actionable recommendations that align flood control infrastructure with economic and real estate development opportunities, creating a framework for transformative public and private investment shaped by community ambitions.

Panther Island is a once-in-a-generation city-building opportunity for Fort Worth to amplify the energy of its urban core and surrounding neighborhoods, sparked by an influx of local and federal funding to build the Trinity River bypass channel. This ambitious flood control project will unlock extensive development potential. The Panther Island Steering Committee—comprising the City of Fort Worth, Tarrant County, Tarrant Regional Water District, Tarrant County College District, Downtown Fort Worth, Inc., The Real Estate Council of Greater Fort Worth, and Streams and Valleys, Inc.—recognized the need to update long-standing visions and plans, with local conditions and community perspectives having evolved since previous planning efforts. This required balancing complex infrastructure requirements with market-responsive development strategies while addressing the interests of numerous public agencies, civic partners, and community organizations.

 

In collaboration with Lake Flato, Salcedo Group, and K Strategies, HR&A undertook extensive plan review and site analysis, public engagement, financial analysis, and infrastructure and regulatory assessments to create a cohesive vision for Panther Island’s future. Our work offers a roadmap for a once-neglected, industrial section of the Trinity River to be transformed into a vibrant neighborhood with green spaces bustling with activity and opportunities for living, working, shopping, connecting, and playing.

 

The Panther Island Vision & Strategy, completed in March 2024, offers a renewed strategic vision and implementation strategy that centers on the design, planning, and big ideas for Panther Island. Encompassing streets, parcels, open spaces, buildings, water, and mobility systems, the vision proposes a district that prioritizes people. It takes into account the intricate relationship between land ownership, infrastructure, and market dynamics to outline an ambitious but realistic approach with strategies for phasing, public-private partnership, and governance. Guided by this work, public sector agencies have advanced infrastructure planning and construction, land use regulation updates, and developer engagement.

 

Explore:

Project Website

Vision & Strategy Summary

Strategic Vision Update

Real Estate, Economic Development, and Implementation Strategy

 

Press:

Updated Panther Island Strategic Vision Outlines a Generational Opportunity for Fort Worth

Fort Worth leaders reveal new roadmap for developing Panther Island. Where does it lead? — Fort Worth Report

Meet the firm guiding the future of Panther Island’s real estate strategy — Dallas Business Journal

Fort Worth Unveils Bold Riverfront Revitalization Plans for PantherIsland, Envisions Economic and Recreational Renaissance — hoodline

What will Fort Worth’s PantherIsland look like? Here’s what we know about new district — Fort Worth Star-Telegram

Fort Worth’s PantherIsland Set for Transformation, Public Parks, Housing and Economic Growth in Store — hoodline

Buffalo Bayou East Investment Framework and Master Plan

HR&A worked with Buffalo Bayou Partnership to develop a comprehensive investment framework and master plan for Buffalo Bayou East, a 260-acre waterfront transformation extending Houston’s celebrated greenway network four miles east of Downtown. Our strategic planning work created the foundation for securing a historic $100 million catalyst gift from the Kinder Foundation, which will leverage an additional $210 million in public and philanthropic funding to support the first decade of development and operations. 

The Buffalo Bayou Partnership sought to extend its success at the nationally recognized Buffalo Bayou Park eastward into Houston’s Second and Fifth Wards, communities that have been disconnected from their waterfront due to industrial use. HR&A created an Investment Framework Report that assessed existing conditions and established a clear vision based on principles of authenticity, connectivity, inclusiveness, and resilience. We identified specific open space and neighborhood redevelopment opportunities while developing long-term implementation strategies that would guide Buffalo Bayou Partnership’s eastward expansion and catalyze broader community revitalization. 

 

HR&A then managed the competitive selection process that brought on Michael Van Valkenburgh Associates to lead a world-class master planning team. We guided the entire master planning process, leading analysis and strategy development across real estate, funding, community engagement, and implementation planning to ensure the final blueprint would be both visionary and achievable. The resulting master plan’s credibility and strategic foundation directly contributed to securing the Kinder Foundation’s transformative commitment, positioning Buffalo Bayou East to become Houston’s next signature urban green space while driving economic opportunity in historically underserved neighborhoods. 

 

Explore:

A 10-Year Plan for Buffalo Bayou East 

 

Press:

Buffalo Bayou Partnership Announces Kinder Foundation’s $100M Catalyst Gift to Accelerate Buffalo Bayou East Master Plan 

What’s next for Buffalo Bayou? $10 million grant accelerates master plan’s 3 key projects 

 

Awards and Recognition

Buffalo Bayou East Master Plan Wins Urban Land Institute Houston Development of Distinction Award

CapMetro Equitable Transit-Oriented Development Plan

HR&A co-led a multidisciplinary team developing an equitable transit-oriented development (ETOD) strategy for CapMetro’s Project Connect, spanning 100+ station areas. Working with Austin Transit Partnership and the City of Austin, we created a comprehensive policy toolkit that minimizes displacement while maximizing economic opportunities for local residents and businesses.

Confronting the challenge of gentrification and displacement in rapidly growing Austin, HR&A conducted extensive research into national ETOD best practices and analyzed local market conditions across diverse station areas. Our team assessed the specific needs of different communities along the corridor, identifying varied challenges from affordable housing preservation to small business retention. This nuanced understanding allowed us to develop tailored recommendations responsive to each area’s unique context and development pressure.

 

The resulting ETOD Policy Toolkit delivers 46 strategies across five critical domains: affordable housing, small business support, workforce development, mobility enhancement, and urban design. By creating a station area typology system matched to specific policy prescriptions, HR&A equipped CapMetro with an implementation framework adaptable to varied neighborhood conditions. Throughout the process, we supported robust community engagement that directly shaped our recommendations, ensuring the final strategy reflects community priorities while advancing the Project Connect vision for equitable, transit-oriented growth.

 

Explore:

ETOD Policy Plan

Project Connect

 

Press:

From TOD to ETOD: Advancing equity in Austin’s Transit-Oriented Development

 

Awards and Recognition:

Council on Tall Buildings and Urban Habitat: 2024 Award of Excellence Winner: Equity, Diversity & Inclusion

American Planning Association Texas Chapter: Advancing Diversity and Social Change Award

Blue Line Corridor Vision and Implementation Strategy

HR&A led an interdisciplinary team to develop a transformative vision and implementation strategy for Prince George’s County’s Blue Line Corridor, a 6-mile stretch along Central Avenue in Maryland. This comprehensive plan has already secured over $450M in state funding and bonding capacity for priority capital projects including a youth sports fieldhouse, amphitheater, central library and cultural center, market hall, and multimodal infrastructure while establishing a replicable model for place-based economic development countywide. 

Working with Design Collective and Toole Design Group, HR&A crafted a 30-year development roadmap for this transit-rich corridor, served by four Blue and Silver Line Metro stations. The vision identified capital improvements and new anchor institutions and facilities to catalyze private investment in dense, transit-oriented development stations. The team coordinated across County and State agencies and WMATA to align objectives, leverage resources, identify obstacles, and recommend new legislative and financial tools to maximize economic potential. 

 

The vision became the centerpiece of the County Executive’s 2021 State of the County address and continues to guide implementation. HR&A remains actively involved, facilitating an interagency working group, conducting feasibility studies, and advancing capital improvement projects. These efforts ensure the ambitious vision moves from concept to reality with strategic oversight. 

 

HR&A also developed County-specific enabling legislation (Maryland House Bill 1109) to establish business improvement districts in Prince George’s County, adopted in April 2023. The Blue Line Corridor BID is being specifically designed to ensure inclusive development that benefits existing communities while attracting new investment. This innovative approach ensures that economic growth along the corridor supports both existing residents and businesses while creating vibrant, accessible places for all county residents. 

 

Press:  

Prince George’s County Breaks Ground on Civic Plaza, The First Signature Project of The Blue Line Corridor Initiative – Prince George’s Country MD 

 

 

Photo: Jackie Hicks and Prince George’s County

Charlotte Mecklenburg Housing and Homelessness Strategic Framework Implementation Plan

HR&A worked with United Way to develop an implementation plan for their initial strategic framework for a continuum of issues related to affordable housing and homelessness in Charlotte-Mecklenburg County. HR&A conducted extensive stakeholder outreach and analysis to create actionable and innovative strategies to reduce housing instability and homelessness across the region. 

In addition to our extensive stakeholder outreach to understand the current institutional and programmatic landscape of homelessness and housing insecurity across the county, HR&A conducted an ecosystem scan of housing and homelessness services. This assessment not only identified gaps but also estimated the costs of filling the gaps. HR&A confirmed the findings through engagement with a broad technical committee that was made up of service providers, policy makers, affordable housing developers, and individuals with lived experience.  

 

HR&A developed a detailed set of actionable and innovative implementation targets and a funding approach that supports the plan’s three main priorities: Person-Directed Care, Prevention, and Housing Supply. Person-Directed Care will help overcome a currently fragmented system of service provision that makes it difficult for people to connect to critical services. Prevention will build on highly successful existing programs to create a robust prevention system that helps people stay in their homes and avoid experiencing homelessness. Expanding the supply of affordable housing units will make all types of housing units — from shelter beds to single-family homes for sale — available to people experiencing homelessness and housing insecurity. To move forward on these priorities, the plan calls for a new coalition of public, private, and nonprofit organizations to coordinate action and shift the broader policy environment. 

 

Explore 

Read the Housing and Homelessness Strategic Framework Implementation Plan 

Learn more about the the plan 

Amazon Housing Equity Fund

HR&A is supporting program design and implementation for Amazon’s Housing Equity Fund, a $2 billion commitment to preserve existing housing and create inclusive housing developments through below-market loans and grants to developers, public agencies, and minority-led organizations. HR&A led negotiation and underwriting efforts for over 9,000 new affordable homes in the Washington DC area and will continue to support Amazon with their additional commitment of $1.4 billion.  

HR&A Advisors has been working with Amazon since 2020 to help develop and implement the Amazon Housing Equity Fund, which was founded to help increase affordable housing opportunities in locations where Amazon has a significant presence. In cities like Washington D.C., Nashville, Austin, and Seattle, among others, we have helped Amazon address affordable housing shortages via subsidized loans, grants, and partnerships with local governments and nonprofits. Since helping design and then launch the program in January 2021, we have supported Amazon’s efforts to preserve 21,000+ homes and have underwritten and closed over $1B in housing transactions for the public sector and impact investors. A key tenant of the AHEF is also to provide access to capital for minority-led developers, resulting in 62% of these transactions supporting BIPOC-led developers.  

 

To develop a large-scale portfolio investment strategy for housing affordability, HR&A created an affordable housing finance summary of potential investment strategies, conducted a landscape analysis of peer investments in housing, worked with Amazon to refine investment goals and priorities, and developed a clear and concise financial framework to evaluate potential investment options. HR&A conducted an initial market scan in target geographies, assessed the housing need in those geographies to evaluate programmatic components, and conducted high-level financial analysis to test investment portfolio scenarios. 

 

After the first phase leveraging Amazon’s initial $2 billion investment to preserve 21,000+ homes and positively impact 46,000+ residents, Amazon committed an additional $1.4 billion for a second phase.  

 

Explore 

Check out the Amazon Housing Equity Fund’s website 

Learn about Amazon’s second round of $1.4 billion in funding 

2024 Amazon Housing Equity Fund Impact Report 

 

Press 

Q&A with Senthil Sankaran, Managing Principal, Amazon Housing Equity Fund — UrbanLand Magazine

Amazon Promised to Deliver Affordable Housing. How’s It Doing? — Bloomberg

Everything you need to know about Amazon’s Housing Equity Fund—a $3.6 billion commitment to help people access affordable housing — Amazon

Op-Ed: A Simple Housing Fix for Wake County —  INDYweek

Florida Apartment Association Housing Scarcity Dashboard

HR&A developed an interactive dashboard for the Florida Apartment Association to track Florida’s rapidly growing housing needs at the county and metro-area level and showcases cost drivers and benefits of incentive tools to highlight housing gaps for lower-income renters.  

Visualizing the housing landscape across a state can be difficult — there are many factors that shape the housing ecosystem, and many are highly technical and often challenging to understand. The Housing Scarcity Dashboard helps demystify the technical factors that shape the housing landscape across Florida by integrating data and estimates from the Census Bureau, the Florida Office of Economic & Demographic Research, and other sources of high-quality demographic and real estate information into an easy-to-understand interactive heat maps and graphics.  

 

In addition to current housing needs across income brackets, the tool also displays the projected future housing supply gap, emphasizing the detrimental ongoing impacts — especially for lower-income renters — that statewide housing shortages will have if left unchecked.  

 

Explore 

Explore the Dashboard 

 

Press 

Florida Apartment Association launches website detailing housing scarcity across Florida — Florida Politics 

Charlottesville Affordable Housing Plan

HR&A developed an Affordable Housing Plan for the City of Charlottesville that centers racial equity and regional collaboration to guide the city’s investments in affordable housing programs and policies. Charlottesville has made significant progress on the Plan’s three major initiatives including: dedicating $10M a year to affordable housing, building inclusive governance throughout the City’s housing ecosystem, and adopting progressive, inclusionary zoning reforms — all of which are shaping a denser, more economically diverse Charlottesville. 

As part of the planning process, we worked with multiple stakeholder groups to understand the existing affordable housing landscape in Charlottesville — assessing existing challenges and building consensus around proposed solutions. With this input, the HR&A team developed a robust Affordable Housing Plan that included actionable solutions stakeholders were already invested in. The City approved the plan in March 2021, and our work informed related efforts to update the City’s comprehensive plan and zoning code. 

 

Following the Affordable Housing Plan’s adoption, we continued working with the City and the planning team to evaluate the feasibility of a new inclusionary zoning policy. The team used a series of financial models based on Charlottesville’s existing market conditions and land use plans to determine the feasibility of requiring affordable housing production as a percentage of all new housing development by offering density bonuses or other incentives. We tested various scenarios for incentives and affordability requirements as well as multiple development types.  

 

The team also reviewed the Future Land Use Map’s requirements and established market and development assumptions to evaluate the rate of change of the policy’s impact on property value and new housing production. The final recommendations of the study were implemented into Charlottesville’s new Inclusionary Zoning (IZ) Policy, which was unanimously approved by the City Council in December 2023. 

 

Explore 

Read the Plan 

 

Press 

“It’s finally here: Charlottesville has a new zoning ordinance”— Charlottesville Tomorrow