The ‘city within a city’ is envisioned with new housing, shops and walking trails to lure high-tech workforce
by Cindy Gonzalez, Nebraska Examiner
BELLEVUE — Roughly 45 farm acres in this military-heavy town are to be transformed into a rare “innovation hub” that supporters say would thrust Nebraska into the forefront of national cybersecurity efforts.
“It’s a huge, huge project, out-of-the-box thinking,” State Sen. Rita Sanders of Bellevue said of the proposed development northeast of Highways 75 and 34.
Dubbed “Prairie Hill Farm collaboration campus,” the public-private venture is headed by a team including the City of Bellevue and developer Burlington Capital and is to be located a quick drive from U.S. Strategic Command and Offutt Air Force Base.
Anchoring the campus would be a new six-story, uber-secure facility occupied by a blend of researchers, startups, private industry and defense contractors — some working on projects of a top secret nature.
Yet right outside that classified space would sprout a more public and pedestrian-friendly neighborhood of walking trails, retailers, hotels and residences.
Backers see the hub as an “ecosystem” with a dual purpose: luring and training a high-tech workforce while also elevating Nebraska’s profile as a developer of “next generation” cybersecurity technology.
Investment could surpass $600 million
If all goes as hoped, said George Achola of Burlington Capital, construction would kick off yet this year with the focal point: the 200,000-square-foot innovation and collaboration research facility.
The so-called REACH (Research, Engineering, Architecture Collaboration Hub) complex would rise on farmland owned by the City of Bellevue.
Hotel rooms, office and commercial space would pop up around the structure, essentially forming the tech park portion of Prairie Hill Farm.
Over time and in phases, Achola said, the team anticipates the campus in the state’s third largest city expanding — perhaps as large as 200 acres. He said the team is talking to various property owners about future growth opportunities.
Total investment, Achola said, is expected to surpass $600 million. The REACH facility alone carries an estimated price tag of nearly $200 million.
While funding is anticipated from private development and philanthropy, much would come from public sources.
A Prairie Hill plan obtained by the Nebraska Examiner envisions new construction, beyond the main REACH facility, of about 1,200 dwellings ranging from apartments to houses; 220 hotel rooms and 135,000 square feet of commercial and professional office space.
Already the concept has been seeded with $20 million in state funds allocated by the Legislature.
In 2022, State Sen. Mike McDonnell of Omaha pitched the hub to fellow lawmakers as a public-private venture that would prop up local and state economies, as well as Bellevue-based StratCom’s growing NC3 mission. (NC3 refers to nuclear command, control and communications.)
More state aid sought
McDonnell plans to lead the charge for an additional government boost — the development team is seeking up to $130 million more from the state.
Part of the initial $20 million in state funds was used, Achola said, to plan and gauge feasibility of the campus.
Sanders acknowledged that “the ask is large” and said her research of the project continues. She said the next step is to get Gov. Jim Pillen on board.
Achola said that the development team leaders spoke with Pillen on Monday and that the governor was supportive.
State Sen. Carol Blood, also of Bellevue, considers it a “progressive” initiative that could create tech jobs and attract professionals in competitive fields.
The housing and neighborhood support component, she said, would provide young people and retired military personnel who want to work in the industry more reason to live and stay in the area.
The development team has discussed the project with others, as well, including Nebraska congressional representatives and University of Nebraska leaders.
McDonnell, early on, said the seed was planted when StratCom leaders enlisted the help of the NU system and the private sector to develop a private off-base facility that would bring together a mix of entrepreneurs, academics and others to strengthen NC3 capabilities.
From that, Achola said, flowed the bigger idea for a surrounding neighborhood and social environment that would help compete for young talent and emerging businesses in national defense and cybersecurity fields.
He describes it as a “city within a city.”
Strategically located near StratCom
Doug Bisson of HDR, which led the design effort, said the team knew the campus had to be welcoming to professionals and their families.
“You can be working in this really cool job in a hermetically sealed box,” Bisson said. But when it’s time for a break, a worker can step out onto a walking trail or stroll through the Main Street-like corridor to meet coworkers for a meal or a cocktail.
That balance is critical to a successful development, he said.
“We think it’s going to be a lot easier to draw that talent, the best and brightest, if we have that environment right outside the door.”
Location is seen as a bonus, as the development site is close to operations and military personnel at StratCom and Offutt, and offers easy access to two highways.
At the 2022 legislative hearing, McDonnell said the proposed hub would build upon what already has started in Nebraska. He noted StratCom’s lead role in national NC3 operations, a mission that involves developing a better plan for future satellites, radios, aircraft and other systems that connect nuclear platforms and weapons to military and national leaders.
Additionally, he said, the military is exploring how to keep hackers and jammers out as the nuclear enterprise connects to the Internet.
Threats loom close to home, as well, Achola said.
The Prairie Hill plan, which was drafted with input from various Nebraska security experts, cited a recent situation in David City. With help from FBI and local authorities, the Butler County Health Care Center reportedly dodged a malware attack. Attackers also targeted six large grain co-ops within the Omaha FBI’s jurisdiction.
Science Olympics, talent pipelines
The plan also laid out a mix of programming that would take place at the REACH facility.
“To meet the challenges of the NC3 reality, the nation will need a state-of-the-art facility, where real-life development occurs,” the plan said.
In addition to highly classified initiatives, the plan foresees an education and training component that engages college interns.
vents such as a “Science Olympics” could nurture even younger “talent pipelines.”
The plan cites Georgia as another state that has invested public funds seeking to become an epicenter of cybersecurity.
According to the Georgia Cyber Center website, state investment in that complex so far has surpassed more than $100 million to build two facilities. The state also provides annual operational funding.
Similar to the Nebraska vision, the Augusta-based complex brings together under one roof academia, government and industry. Technology companies vying for government defense contracts have been attracted by Augusta’s proximity to Fort Gordon, home of the U.S. Army Cyber Command.
Jerry “Indy” Gandy, executive director of the NU-affiliated Nebraska Defense Research Corp., is among local experts that offered input on the REACH building. He believes it would stand out for an environment that’s ripe to fast-track the development of national defense technology.
“It’s purpose-built for collaboration,” said Gandy. “It provides infrastructure, at the right levels of classification, with the right build, to be able to do that collaboration between government, industry and academia.”
Private-public partnership model
To materialize, the campus relies on a public-private model, which has not been uncommon in Nebraska. High-dollar examples include the Omaha VA outpatient care facility that was built with financial help from philanthropists, and the University of Nebraska Medical Center’s planned Project NeXt in midtown Omaha.
According to the Prairie Hill Farm plan: “The Farm will be one of a few state-funded national security initiatives, and that will offer the ability to leverage state resources like research, infrastructure and training with private industry to advance national security efforts.”
For the REACH facility alone, the development team projects a return to the state and local economy of more than $12 for every $1 of state funds invested.
City of Bellevue administrator Jim Ristow said conservative estimates foresee 1,244 new jobs.
The campus, through an agreement with Bellevue, is to be owned and managed by the Prairie Hill Farm Area Development Authority, a nonprofit.
Ristow said the tech-centric campus, topped with onsite workforce housing, would give Nebraska a “definite advantage in matters of nuclear systems and national security.”
Said Blood: “This is going to put us on the map.”
Major hub tenant
A nonprofit affiliated with the University of Nebraska system — the Nebraska Defense Research Corp. — likely would be an early and key tenant at the Prairie Hill Farm proposed to rise in Bellevue, sources familiar with the project say.
The NDRC, currently housed elsewhere in Bellevue, is to occupy part of the farm’s anchor structure, which developers are calling the REACH building.
Formed around 2021, the NDRC has a growing team of 15 to 20, a number that fluctuates depending on active contracts, said executive director Jerry “Indy” Gandy, a former fighter pilot and former director of mission assessment and analysis at StratCom, which is based at Offutt Air Force Base.
Gandy and his team consulted on the REACH design. He said the facility would offer features such as a high-ceiling, reconfigurable work area that allows for demonstrations of new technology of interest to the government and other customers.
The NDRC is described as a “neutral broker” that helps clients bring defense-related technology to market.
Gandy said the nonprofit supports the mission of StratCom and works closely with national and regional companies that aim to strengthen defense-related capabilities.
