carrollton's revised strategies for revitalization
DESCRIPTION
City of Carrollton's Strageties for Revitalization, Ravi Shah's presentation to APA's Focus North Texas Conference 17JAN2014TRANSCRIPT
Strategies for RevitalizationFor an Inner-Ring Suburb
January 24, 2014
Ravi Shah, CBO, Assoc. AIA
Carrollton’s Philosophy:Revitalization is key to a sustainable future
Area 37 square miles
Population (Estimated as of January 2011)
122,100
Average Household Income
$81,795
Average Home Value-a variety of housing types, from single-family, townhouses and apartments
$175,000
Parks
More than 1,200 acres of park land
BACKGROUND & OVERVIEWStrategies for Revitalization
1991: Urban Design Element was added to the Comprehensive Plan
1993: Council adopted the Urban Design Strategy- Citizen Committees formed
- Urban Design Elements added to City’s Development Standards &CIP projects
1994: Council adopted the Corridor Plan - Median Plantings- Traffic Signal Ornamentation- Mast Arm Signage- Entryway Monuments- Railroad Crossing Enhancements- Streetlights Banners- Median Pavers
1995: Council adopted the Corridor Plan Implementation Strategy
1998: First CIP incorporating urban design elements
1999: Neighborhood Enhancement Matching Grant Program Initiated
1999: Old Downtown Intersection Improvements Began
1999: Gateway Monument Program Initiated
1999: Median Beautification Retrofit Program Initiated
2007: Tree Plantings on Corridor Medians Began
2007: TOD Program Initiated
2008: Retail Redevelopment and RehabilitationFaçade Incentives
2010: Updated major aesthetic ordinances
2010: Initiated Project Raiford Vision/ OverlayDistrict
2012: Renewed emphasis on Tree Plantings and
Landscaping on Major Corridors
2012: Multi-Family Redevelopment Initiative Launched
2013: Downtown Square Redesign
2014: Trinity Mills Station Redevelopment
Key components to successful Revitalization
- Clearly defined Design Guidelines and Standards
- Clearly defined Corridor Aesthetic Expectations
- Focused Retail Rehab and Redevelopment Requirements
- Public /Private Partnerships
- High Quality New Development
Clearly Defined Design Guidelines and Standards
Clearly Defined Corridor Aesthetic Expectations
Median Landscaping (GDS) Real Estate Signage Regulation “Sail” Sign elimination Monument Signage Regulation Driveways, Stacking and Loading Detention Pond Aesthetics Roof Top Utility Screening Requirements Exterior Façade Materials Glare Ordinance Window Signage Regulations Screening Walls Landscape Ordinance Amendments Commercial Landscape Code Enforcement Biennial Review of Ordinances
CORRIDOR BEAUTIFICATION PLAN
Amended sign code to prohibit ‘sail signs’. Arterial corridors enhanced, blight removed.
Amended sign code: limits placement of freestanding can signs, improved aesthetics, allowances for performance-based signs.
Updating Article XXV (Landscaping) of the CZO
GDS amended and aesthetic standards created
ELEMENTS
Screen Wall Side Walk Street
Remove small section ofConcrete side walk to allowFor landscaping Plant vines in leave out
SCENARIO 1
Screen walls adjacent to sidewalk with no landscape strip
Old Denton Screening Wall: Before and After:
Belt Line Road Screening Wall: Before and After
Hebron Parkway at Capstone: Before & After
Keller Springs Median Plantings
Retail Redevelopment Projects
Case Study: Randy TwistProject Scope – Façade
Renovation 2501 N Josey Lane
• Total Cost of Exterior Improvements = $600,000
• Total Contribution from City= $123,871
Before:
After:
Before:
After:
Case Study: Shops at Old DentonProject Scope –
Overall Development Rehabilitation2625 Old Denton Rd
• Total Investment = $20 Million
• Exterior Improvements + HVAC = $5.2 Million
• Total Contribution from City= $702,000
Before:
After:
Before:
After:
Before:
After:
Case Study: Cencor ProjectProject Scope – Façade
Renovation 2201 Marsh Lane
• Total Cost of Exterior Improvements = $166,000
• Total Contribution from City = $65,000
Before:
After:
Case Study: Carrollton ParkProject Scope – Façade Renovation Josey Ln & Belt Line Rd
• Total Cost of Exterior Improvements = $1.6 Million
• Total Contribution from City= $168,000
Before:
After:
After:
After:
Case Study: Marsh Keller CrossingProject Scope – Façade Renovation Marsh Lane & Keller Springs
• Total Cost of Exterior Improvements = $530,00.00
• Total Contribution from City = $60,000.00
Before:
After:
After:
After:
Case Study: Kelly PlazaProject Scope – Façade
Renovation Kelly Blvd. & Keller Springs
• Total Cost of Exterior Improvements = $69,480.00
• Total Contribution from City = $64,000.00
Before:
Soon:
Case Study: Randy Twist #2Project Scope – Façade Renovation Josey Lane & Frankford Road
• Total Cost of Exterior Improvements = $262,540.00
• Total Contribution from City = $190,000.00
Before:
Soon:
Retail Streetscape
Case Study: Josey Lane & Frankford Road
Before:
After:
Before:
After:
After:
After:
After:
Tra
nsit
Sys
tem
Map
Future Rail Line
Fut
ure
Rai
l Lin
e
YOUAREHERE
WEAREHERE
Square
IH-35E
Carroll Ave
Vandergriff Dr
Belt Line Road
Carrollton’s 1st TOD and Public/ Private Partnership
5/31/11
8/2/12
Union at Carrollton Square Phase 2
Union at Carrollton Square Phase 2
Frankford Road
Indian Creek G
olf Club
Trinity Mills Transit District is the #1 TOD Development Opportunity in North Texas with
25.5 acres of developable land owned by the City of Carrollton and Dallas Area Rapid Transit.
TRINITY MILLS
Project Raiford
Vision to Design Guidelines
Courtyard by Marriott
New Single Family Neighborhood
Master Developer To Be Announced Soon!
Where Connections Happen