CTroyMathis
25 December 2003, 03:15 PM
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A new vision for Rowlett tech area
City leaders thinking of mixed use instead of just businesses
09:52 AM CST on Thursday, December 25, 2003
By STEPHEN TERRY / The Dallas Morning News
http://www.dallasnews.com/localnews/city/rockwallrowlett/stories/122603dnroctechland.92131.html
Rowlett's vast Technology/Research District may be in for a name change and an image overhaul.
Rather than solely a business center, city officials are thinking in terms of mixed apartment-retail developments and maybe even a college campus.
City leaders named the area, which covers more than 1,000 acres, years ago when they envisioned it as a thriving extension of Richardson's Telecom Corridor. But the telecommunications industry has endured a prolonged slump.
"We are not sure of the economy surrounding the tech industry and if that is the best message to send," Mayor Shane Johnson said. "We are looking for a new name to send a clearer message of what we are trying to attract to that area."
City officials sent a strong signal that Rowlett is open to non-tech uses of the land by disclosing last month that they were trying to lure the Dallas Cowboys and a proposed $1 billion football stadium. Team officials have said they listened politely but were looking mainly at Irving and downtown Dallas locations.
Mr. Johnson and representatives from the other contending cities are scheduled to meet with Cowboys officials Jan. 8.
Although Rowlett officials insist the city is a legitimate contender for the Cowboys, they say they must continue to plan for other uses of the district.
"It is so important for us to know and identify the best scenarios for the Technology/Research District," Mayor Pro Tem Al Alberts said. "We have to put our thoughts out for a master plan so that developers can understand our expectations."
The council recently approved such a plan prepared by TIP Strategies, Pate Engineering and Gideon Toal, an engineering and architectural firm.
Jon Roberts, president of TIP, told city officials that he believed the district had national opportunities. Mr. Roberts noted that the land is part of one of the state's largest tax-increment finance districts. Within the district's more than 1,700 acres, tax revenue generated by new development can be reinvested to make the district more desirable for further development.
"Approving a master plan is the first step to developing that property and developing a large commercial base for our community's future," Mr. Johnson said.
Long-term project
Officials said the land could take as long as 30 years to develop completely.
But, said Mr. Alberts, "it is never too soon to start planning for the future. We plan for the future by laying the blueprints so everyone going forward will know our expectations."
Although the Technology/Research District encompasses 1,050 acres, consultants determined that half of the land was within floodplains, highway right-of-way, or on small parcels that would be too difficult to access.
The master plan presented city officials with two scenarios for developing the remaining 525 acres.
The first focused on corporate campuses, which could have nearly 6 million square feet of office space, plus 54 acres of retail. The proposal has the potential to add nearly 24,000 jobs in the city over the next 30 years, according to the master plan.
But consultants said the strategy also presented a higher risk because of competition from markets such as Las Colinas, Richardson and Plano that are already considered attractive for corporate development.
Choosing that plan might delay significant development in the district until the other markets were close to saturation, consultants said.
Wider variety
Under the second scenario, Rowlett could opt for a wider range of developments, keeping technology space and corporate campuses but also going after mixed-use developments with housing and shops.
Although such a strategy is projected to create only 11,860 jobs, Mr. Johnson said, it might be the most viable for Rowlett.
"While we have not decided, our thoughts center around scenario two," Mr. Johnson said. "It would require that any type of residential development, with mixed uses, must be a part of a master plan for commercial development. That protects us from a developer just putting in more rooftops."
Residences make up more than 85 percent of the city's $2.7 billion property-tax base, and officials have long pursued commercial development to shift the tax burden away from homeowners.
Under the second proposal, the city also might try to attract a satellite campus of a university or community college.
"Having a higher education campus is something we have had some discussions about," Mr. Johnson said. "That is something that would fit right in with development."
Most development in the district is still expected to center on the Bush Turnpike. A 9.9-mile extension of the highway through Rowlett to Interstate 30 is scheduled to be completed by 2008.
"Once the tollway comes in and the TIF [tax-increment finance] district begins to increase its value, that is when we will see more development," Mr. Johnson said.
"Now we have to develop the marketing plan for that area. And it has helped us to be a part of the Dallas Cowboys discussion. That has put us in the forefront of corporations' minds."
A new vision for Rowlett tech area
City leaders thinking of mixed use instead of just businesses
09:52 AM CST on Thursday, December 25, 2003
By STEPHEN TERRY / The Dallas Morning News
http://www.dallasnews.com/localnews/city/rockwallrowlett/stories/122603dnroctechland.92131.html
Rowlett's vast Technology/Research District may be in for a name change and an image overhaul.
Rather than solely a business center, city officials are thinking in terms of mixed apartment-retail developments and maybe even a college campus.
City leaders named the area, which covers more than 1,000 acres, years ago when they envisioned it as a thriving extension of Richardson's Telecom Corridor. But the telecommunications industry has endured a prolonged slump.
"We are not sure of the economy surrounding the tech industry and if that is the best message to send," Mayor Shane Johnson said. "We are looking for a new name to send a clearer message of what we are trying to attract to that area."
City officials sent a strong signal that Rowlett is open to non-tech uses of the land by disclosing last month that they were trying to lure the Dallas Cowboys and a proposed $1 billion football stadium. Team officials have said they listened politely but were looking mainly at Irving and downtown Dallas locations.
Mr. Johnson and representatives from the other contending cities are scheduled to meet with Cowboys officials Jan. 8.
Although Rowlett officials insist the city is a legitimate contender for the Cowboys, they say they must continue to plan for other uses of the district.
"It is so important for us to know and identify the best scenarios for the Technology/Research District," Mayor Pro Tem Al Alberts said. "We have to put our thoughts out for a master plan so that developers can understand our expectations."
The council recently approved such a plan prepared by TIP Strategies, Pate Engineering and Gideon Toal, an engineering and architectural firm.
Jon Roberts, president of TIP, told city officials that he believed the district had national opportunities. Mr. Roberts noted that the land is part of one of the state's largest tax-increment finance districts. Within the district's more than 1,700 acres, tax revenue generated by new development can be reinvested to make the district more desirable for further development.
"Approving a master plan is the first step to developing that property and developing a large commercial base for our community's future," Mr. Johnson said.
Long-term project
Officials said the land could take as long as 30 years to develop completely.
But, said Mr. Alberts, "it is never too soon to start planning for the future. We plan for the future by laying the blueprints so everyone going forward will know our expectations."
Although the Technology/Research District encompasses 1,050 acres, consultants determined that half of the land was within floodplains, highway right-of-way, or on small parcels that would be too difficult to access.
The master plan presented city officials with two scenarios for developing the remaining 525 acres.
The first focused on corporate campuses, which could have nearly 6 million square feet of office space, plus 54 acres of retail. The proposal has the potential to add nearly 24,000 jobs in the city over the next 30 years, according to the master plan.
But consultants said the strategy also presented a higher risk because of competition from markets such as Las Colinas, Richardson and Plano that are already considered attractive for corporate development.
Choosing that plan might delay significant development in the district until the other markets were close to saturation, consultants said.
Wider variety
Under the second scenario, Rowlett could opt for a wider range of developments, keeping technology space and corporate campuses but also going after mixed-use developments with housing and shops.
Although such a strategy is projected to create only 11,860 jobs, Mr. Johnson said, it might be the most viable for Rowlett.
"While we have not decided, our thoughts center around scenario two," Mr. Johnson said. "It would require that any type of residential development, with mixed uses, must be a part of a master plan for commercial development. That protects us from a developer just putting in more rooftops."
Residences make up more than 85 percent of the city's $2.7 billion property-tax base, and officials have long pursued commercial development to shift the tax burden away from homeowners.
Under the second proposal, the city also might try to attract a satellite campus of a university or community college.
"Having a higher education campus is something we have had some discussions about," Mr. Johnson said. "That is something that would fit right in with development."
Most development in the district is still expected to center on the Bush Turnpike. A 9.9-mile extension of the highway through Rowlett to Interstate 30 is scheduled to be completed by 2008.
"Once the tollway comes in and the TIF [tax-increment finance] district begins to increase its value, that is when we will see more development," Mr. Johnson said.
"Now we have to develop the marketing plan for that area. And it has helped us to be a part of the Dallas Cowboys discussion. That has put us in the forefront of corporations' minds."