Harlingen maps a downtown revival with new incentives and a reimagined park system

Harlingen city leaders are expected to approve a new comprehensive plan in the coming months, which includes consideration of new economic incentives and reimagining its downtown district over the next two decades. 

The downtown is already a Public Improvement District, which imposes a higher tax assessment on property owners to be reinvested in the commercial corridor. But the city is considering establishing a New Tax Increment and Reinvestment Zone (TIRZ), which captures a portion of property tax revenue when a building is redeveloped and uses the savings for infrastructure improvements. 

“The TIRZ is a very helpful tool in helping spur development in the area. It’s certainly something that we will take a look at in addition to other tools that may exist to help spur and expedite new redevelopment projects in the downtown area,” said Orlando Campos, CEO of the Harlingen Economic Development Corporation.

Harlingen already operates three TIRZs, one just south of the Valley International Airport, a second in the Medical District near Harlingen Medical Center, and the third surrounding the interchange of I-69E and I-2 near Valle Vista Mall. 

As for Valle Vista Mall, an indoor shopping mall on a 60-acre site anchored by department stores, it’s unlikely that any redevelopment effort will include keeping the mall standing. Instead, the mall, which is in a prime location along Expressway 77, will more likely become a mixed-use project. 

“It’s a prime live, work, play environment, given its visibility and access to major thoroughfares. It could incorporate some retail, office space, as well as some residential,” Campos said. 

The sweeping comprehensive plan suggests transforming public park space by adding more trees and pedestrian-friendly areas, extending its hiking and biking trail along the Arroyo Colorado River, and incorporating flood mitigation into public landscaping. 

While the city of Harlingen already oversees 1,200 acres of parks, the plan looks to reimagine its public space. The city has two grants to purchase up to 3,000 trees, with a focus on native species, to increase shade and beautify the community. 

That includes Centennial Park – just under an acre in downtown – which will have many more trees, shade structures, a pedestrian-friendly street closed to vehicular traffic, open-air markets, and mobile food truck spaces while preserving a historic building on the square. 

The goal is to inspire existing businesses to invest in their own spaces, said Alexis Riojas, Harlingen’s downtown director. 

“It’s about showing our property owners what the potential of their space could look like, being so close to a park that is already going to be renovated,” Riojas said. 

When surveyed about downtown, community members are interested in more public gatherings and retailers.  

“They want to see more events, more mixed-use development, maybe a nice boutique hotel where you can grab a cup of coffee, then go shopping,” she said. “We’re looking into that. The community also wants more entertainment, more live music venues.” 

The city hired Fort Worth-based Freese and Nichols Inc. as the principal consultant to oversee the urban planning process. Freese and Nichols also worked on downtown plans for the city of Brownsville this year. 

Other ideas to spur downtown development included a housing incentive program to encourage property owners with ground-floor retail to redevelop the second story into apartments, improving the city’s business facade program, and attracting new businesses, such as coworking spaces, to bring more foot traffic downtown. The city is also considering redesigning Gutierrez Park, which sits along the main strip, with additional event programming and sidewalk improvements.  There’s also a pilot program to reactivate alleyways during events where the city would commission murals and host pop-ups. 

The city also expects to first invest in drainage improvements to reduce flooding – something that has consistently overwhelmed some neighborhoods in recent years. 

“The next step for us is to update our zoning ordinance; we’re going to make some amendments, hopefully, to facilitate more sustainable development,”  said Anna Hernandez, planning and development director. 

Investments in public spaces and streamlining the permitting process could make a difference for economic development efforts, said Harlingen’s EDC leader. 

“I think that focusing on parks and infrastructure certainly plays into enhancing the quality of life for residents and individuals moving into our community,” Campos said. 

And that companies interested in investing in the city often ask about amenities for workers as part of their decision-making process. 

“We want to make sure that the city is business-friendly and that we eliminate unnecessary obstacles for companies to expand into the community,” he said.