From Tory Gattis:
This was not a presentation of, “well, if the all the stars line up you might be able to make this work.” The theme was more, “this is an absolutely incredible opportunity and you would be fools to not seize it.” In fact, Tom Murphy, former mayor of Pittsburgh, was the anchor speaker and threw down the gauntlet, challenging us to step up to the plate, think big, and make this happen.
Here are my thoughts on aspects of it:
- Brilliant putting 1,500 to 2,000 parking spaces in two levels at the bottom of the dome’s bowl, which makes it a lot easier to sell to the Texans and Rodeo. In general, they said they bent over backwards trying to accommodate their needs, as well as the OTC.
- They smartly called for refreshing the different tenant agreements at NRG Park, rather than just trying to stay within their limits that never envisioned re-purposing the dome.
- Clever idea of making a good part of the interior green space removable like the turf trays at NRG Stadium. That allows it to be converted to hard floor space for events like the OTC, or a dirt floor for the Rodeo.
- They did look at using it for fixed-seating concerts/events, but determined there were already plenty of venues in Houston for that, so that functionality was not included. There certainly may still be concerts in there, but they will be more of the festival lawn variety.
- They very explicitly did not recommend a replacement for the NRG/Reliant Arena, whose functionality they believe can be included inside the revamped Astrodome. Boom – $150 million saved right there! That may give the Rodeo a little heartburn, but – as I’ve said before – it’s the right call.
- In any discussions of finances for this, that $150 million savings of an Arena replacement should absolutely be factored in, including communications with the public. They mentioned a ballpark potential cost number of $200 to $300 million (a bargain compared to similar scale projects elsewhere, they said), which means the Arena savings gets us more than halfway there!
- They believe it might be possible for operating costs to be covered by revenues, so it won’t be an ongoing burden. The capital costs are the trickier part, although they laid out a lot of options there.
Overall it was far better than I had hoped or expected.
The plan calls for an oak-lined promenade leading from the METRO light rail station on Fannin to the Astrodome, which will be repurposed into the “world’s largest room” on the third floor of the structure — “a grand civic space in which to shine,” said Amy Barrett, a South Carolina urban planner.
The grand space could be used for a variety of functions including, but not limited to, a park, sustainable farm, farmer’s market, festivals and museums with an educational component. The top area of the Dome could include a viewing area as well as an Adventure Park, with zip-lining, hike-and-bike trails and indoor rock climbing.
The plan calls for the first two floors of the Dome to be converted into a parking garage for more than 1,500 cars, including spaces large enough for horse trailers and large vehicles, providing a source of steady revenue. Other sources of income could come from naming rights to various areas of the complex, sponsorships and admission charges for the Adventure Park and other attractions.
Additional funding sources could include solicitations from philanthropic organizations, federal and state grants, joining the city on a TIRZ district, seeking a share of hotel occupancy taxes, and a county bond issue, if necessary, ULI panelists suggested. They were hard to pin down on the potential cost of the project, although one said it could be in the $200 million to $300 million range.
“Our conclusion is that the Astrodome can and should live,” said Los Angeles real estate developer Wayne Ratkovich, who chaired the panel. “We believe that the Dome can serve all of Harris County and beyond. It can be a scene of many more historic moments and the home of many activities that will enhance the quality of life for all Houstonians.”
The panel made special efforts to address the concerns of two major tenants at NRG Park — the Texans and the Rodeo. They emphasized that the repurposed Dome could provide additional opportunities for the Texans on game day and for the Rodeo during the month of March. A Rodeo representative said they were studying the plan; a Texans representative declined to comment.
“The work really begins now,” said Harris County Judge Ed Emmett. “The main thing about this morning’s announcement from the ULI is they unanimously came back and said the dome needs to be saved. Yes it’s usable. Now go do it. That begins the hard work. The rodeo has to be part of that. The Texans have to be part of that. But the community at large has to be part of that. That building — the dome — belongs to the taxpayers of Harris County.”
Emmett added that he gave this plan “almost 100 percent” chance of succeeding and awaits the final report, which is due within 90 days. “At that point we can really go out and start seeing other entities and say, ‘Here’s the concept,'” he said. “It will be a constant conversation between me and the commissioners from now on. In the meantime we are proceeding with the washing of the building and cleaning it up.”
See here for the background and here for the full Urban Land Institute report. What I like about this is that they’ve directly addressed the concerns that the Rodeo and the Texans have brought up before, because getting those entities on board will be critical to success, and while there’s still a lot of “could be used for” language there’s also a lot of specifics. Tying the space in to the Rodeo and football game day experience is a good idea as well, and I have to agree in looking over the document again that it’s got some bold, big-thinking ideas. I got a little excited imagining it, and that’s not something I’d have said before. We just might finally have a winner here. What do you think? Next City has more.