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City outlines RFP framework to redevelop two downtown parcels, warns incentives likely
Summary
Staff presented a broker‑led RFP framework to solicit developers for 318 E. 2nd Street and 100 W. Rock Island, stressing form‑based Heritage Crossing standards, walkability and potential need for incentives given land value; brokers flagged parking constraints at the Rock Island site.
City staff on Thursday presented a framework to solicit development proposals for two city‑owned parcels intended to catalyze downtown Irving: a roughly 5‑acre site at 318 E. 2nd Street in the Heritage Crossing District and a smaller, transit‑adjacent 0.5‑acre parcel at 100 W. Rock Island near the DART station.
Imelda Speck, senior manager of housing and redevelopment, said the RFP will emphasize context‑sensitive, walkable residential infill for 318 E. 2nd, targeting a mix of townhomes, cottage homes, duplexes and smaller single‑family products that reflect the Heritage Crossing form‑based code. For the Rock Island parcel, staff proposed mixed‑use development with retail/office on the ground floor and possible office or residential above, noting the corridor‑mixed‑use subcharacter allows three stories (45 feet) by right.
Speck presented market analyses and broker pro formas showing land values and likely improvement scenarios; an older appraisal suggested the East 2nd site might value around $7.50/sq ft, and brokers warned that bidders may request incentives to bridge value gaps for the types of housing the city prefers. Staff said the RFP will likely be finalized in September with release in October and a 30‑day open period because the city used broker services.
Century 21 brokers Tami Lim and Frances Cruz told council they are optimistic about both properties but flagged parking constraints on the Rock Island site; they suggested office or coworking above ground‑floor retail could reduce residential parking demand. Councilmembers discussed potential city‑DART partnerships for structured parking, the need to preserve tree canopy where possible, and the possibility that proposals will include requests for development incentives or TIF participation.
Council did not take formal action Thursday but asked staff to advance the RFP process and return with the finalized documents and any recommended incentive terms. Staff said they expect to return with a recommendation in early 2026.
