dallas farmers market · 4/17/2006 · dallas farmers market design & economic development ......
TRANSCRIPT
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Dallas Farmers MarketDesign & Economic Development
Strategic Plan
Economic Development & Housing Committee Briefing
April 17, 2006
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PURPOSE & STAKEHOLDERS
Present findings & recommendations of the Dallas Farmers Market Design & Economic Development Strategic Plan –Boka Powell, Inc. Study
The options & recommendations in this briefing have incorporated the valuable insight of Dallas Farmers Market stakeholders, including:
• Dallas Farmers Market Friends• Dallas Farmers Market Tenants & Vendors • Downtown Dallas Inc. • Downtown Developers
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BACKGROUND
1994 - Major improvements undertaken at the Dallas Farmers Market (DFM) included construction of: – Shed 2– Administration/multi-purpose facility– Traffic & Parking modifications
2003 – DFM Summit & USDA Agriculture Marketing Services studied DFM
2004 – Reports from Summit & USDA recommended a comprehensive market analysis as first step in determining future of DFM
September 2004 - Boka Powell, Inc. was hired to conduct a Design and Economic Development Strategic Plan for the DFM
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MARKET COMPARISONS
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MARKET COMPARISONS • Detroit Eastern Market • Seattle - Pike Place Public Market • Los Angeles Farmers Market • Los Angeles Grand Central Market
Pike Place Public Market - Seattle
• Baltimore - Lexington Market • St. Paul Farmers Market• Philadelphia - Reading Terminal Market • St. Louis - Soulard Farmers Market • Columbus - North Market • Cincinnati - Findlay Market Los Angeles Farmers Market
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Market Comparison Recommendations
Defined Core Values– Support spirit of/and the American farmer– Serve as small business incubator – Support local businesses (vs. national chains)– Nurture valued tenants– Promote healthy living – Provide variety of customer experiences
6Dallas Farmers Market
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Market Comparison Recommendations (Cont…)
• Transfer day-to-day operations of the Market to a non-profit or for-profit entity
- New management entity responsible for all aspects for DMF management, security, maintenance, custodial, tenant selection & leasing, marketing, fund raising, etc.
- Note: City support continues for capital improvements
• Benefits:- Provides flexibility to respond quickly to market & operationalchanges
- Removes City from tenant selection & leasing activities
- Provides mechanism to attract sponsors, gifts & donations
- Sets an entrepreneurial tone for DFM
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Market Comparison Recommendations (Cont…)
• Define a new product mix & seek local tenants to provide products
– Define product mix based on customer desires
– Create tenant selection policy
– Work with economic development to improve tenant recruitment programs
– Revise leasing structures to include annual & daily rentals
Reading Terminal Market - Philadelphia
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Market Comparison Recommendations (Cont…)
Improve the perception of safety at the DFM:
• Continue use of Security Officers & create a visible Security Office at DFM
• Provide “down room” for DPD, DID officers to allow respite from heat/cold & increase visibility at DFM
• Continue implementation of security cameras
Los Angeles Los Angeles -- Grand Central MarketGrand Central Market
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Market Comparison Recommendations (Cont…)
• Increase marketing funding & efforts– Create new policies for a safe, clean, fresh & welcoming environment
– Market farm fresh, locally produced foods & businesses
– After changes, increase annual Marketing funding from $50K to $100K
– Fund branding & marketing campaign ($150K)
– Increase programming budget from $50K to $100K annually
– Increase programming for schools on healthy eating & food safety
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MARKET ANALYSIS
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Market Analysis Findings
• DFM can improve access to several key markets, including:– New adjacent residential– New residential in or near Downtown
• Other underserved demographics for DFM– Downtown office employees – Tourists
Note: Public transit needed to attract downtown office workers / tourists
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MARKET ANALYSIS (Cont…)
• Shed 2 has ability to anchor grocery/ restaurant demand with adjacent residents
• Recommend 10,000 sq. ft. or 50% of Shed 2 for grocery / dining / specialty food
• Other downtown & citywide residents provide additional demand for retail / restaurant
• As the DFM is repositioned it will become a catalyst for additional retail opportunities in the district
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SITE, DESIGN & PARKING
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SITE, DESIGN & PARKING
• Opportunities– Downtown Parks Master Plan– Comprehensive Transportation Plan for the CBD– Inside the Loop Committee Report– City of Dallas Comprehensive Land Use Plan
• Challenges – On-Site Vehicle & Pedestrian Circulation– Public Parking Challenge – Retail Density – Special Event Staging Flexibility
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Site Opportunities: Potential Deck Park Over I-30
Potential Pedestrian Linkages
Harwood Pedestrian Corridor– Links Dallas Heritage Park,
DFM, Arts District & Uptown
– Future Street Car may run down Harwood
Future Deck Park over I-30 will connect DFM to Dallas Heritage Village
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Site Opportunities (Cont…)Inside the Loop Committee recommends Hike & Bike Trails near DFM
DaDallas Farmers Market Area
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Development Continues Adjacent to Dallas Farmers Market
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Adjacent Residential Units Completed Total 967
Camden Farmers Market 610
2220 Canton Lofts 48 Other Units 8
Camden Townhomes 17Camden Lofts & Apartments 284
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Harlan Building – 5 units
312 Harwood Lofts - 3 units
Ruibal’s Plants of Texas
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501 Adjacent Residential Units Planned
Photo courtesy of Urban Innovations, Inc
44 Townhomes
310 Apartments
119 Townhomes
28 Townhomes
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Site Challenges – Vehicle & Pedestrian Circulation
• Circulation is confusing & inflexible
• Food kiosk is a visual barrier
• High traffic counts on Canton & Central are not being used to attract & direct customers
Existing Traffic Flow
Food Kiosk is Visual Barrier
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Recommendation - Vehicle & Pedestrian Circulation
• Add pedestrian esplanade & expand to Canton for continuity
• Construct entrance portal
• Remove food kiosk
• Add active/ kid friendly fountain to bring sound & energy to esplanade
• Modify traffic circulation
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Pedestrian Esplanade & Entry Portal
Kid Friendly Fountain
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Site Challenges - Public Parking
• DFM improvements in early 1990’s reduced parking spaces by 35% (127 spaces)
• Vendors compete with customers for parking during peak season
• Parking access not defined well along Harwood Street
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• Add 500 parking spaces- Must be convenient & centrally
located
- Improve directional signage on & off site
• Improve Harwood Street & link DFM to Dallas Heritage Village
Recommendation
LEGEND237 Public210 Vendor / Service138 Public w/in 2 blocks585 Total Spaces
44 Not Available
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Challenge - Retail Density / Staging Flexibility
Dallas Farmers Market Needs:
• Critical mass of retail activity -beyond Shed 2
• Products mix must be available 7-days a week
• Predictable large special events
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Los Angeles – Grand Market
Recommendation:• Renovate Shed 2 • Seek development opportunities
adjacent to DFM• Increase density of retail space
on DFM site • Provide 7-day a week activity • Seek special events space
Seattle – Park Place Public Market
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Summary of Infrastructure Options ConsideredNOTE: All options include renovation of Shed 2
Funding: 2003 Bond Funds $3.2M
– Option 1 – Replace Shed 3 with 500 space parking garage w/ Market Hall Space & – Estimated Cost $18M (Future Bond Funds)
– Option 2 – Replace Shed 4 with 500 space parking garage w/ Market Hall Space – Estimated Cost $18M (Future Bond Funds)
– Option 3 – Purchase vacant land & Taylor Street property. Add surface parking & additional retail / restaurant space Estimated Cost $20.6M (Future Bond Funds)
– Option 4 (Recommended) – Modify Shed 4 & Lot C to increase surface parking & work w/ private developer to purchase Taylor Street property for additional retail & restaurant -Estimated Cost $10.5M (Future Bond Funds)
NOTE: Options 3 & 4 require addition of shuttles & use of existing CBD parking facilities for peak season & special events
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All Options Include Renovation of Shed 2• Design & construction improvements include:
– Add heat & air conditioning– Upgrade water, sanitary sewer, electrical & gas service– Add improvements needed to support 10,000 sq. ft. dining /
specialty food space - exhaust hoods, grease traps etc. – Tenant finish out provided by tenant
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Shed 2 – Dallas Farmers Market
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Option 1 & 2 Construct 500 Space Parking Garage with 41,500 sq. ft. Market Hall, Esplanade Improvements, Entry Portal & Fountain - $18M
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Option 2: Replaces Shed 4 with Parking Garage & Market Hall
Option 1: Replaces Shed 3 with Parking Garage & Market Hall
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Character Sketch –Parking Garage, Esplanade Entry Portal
Option 1 & 2: Construct Esplanade Improvements, Entry Portal & Fountain
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Option 1 & 2 - Pros & Cons
Taylor St. Building at Proposed Entry PortalPROS
• Proceeds with Shed 2
• Improves product mix
• Displaces tenants & parking during construction activity
• Interim construction detracts from customer visits – may not come back
• If Garage/ Market Hall is not heavily used it could result in further decline
• High Risk investment w/ no guarantee of success
• Portal at Marilla & Pearl may not be attractive due to deterioration ofadjacent Taylor Street building
• Does not address traffic circulation problems along Taylor Street
CONS
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Option 3 Purchase Building & Portion of Vacant Land
• Purchase vacant 4 acre parcel of property- Bounded by Central Expressway, Canton, Pearl & Marilla- Acquire approx. ½ of property & seek private development for ½
• Purchase Taylor Street property for additional retail / restaurant
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Vacant 4 Acre Site
Taylor Street Property
• Omit parking garage until market warrants construction
• Demolish food kiosk
• Construct 4 portals & esplanade
• Abandon Taylor Street as a public street Estimated Cost: $20.6 M
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Option 3 (Cont…)• PROS
– May provide interim space for Shed 2 vendors during construction
– Corrects traffic circulation problem
– Clearly defines DFM property
– Increases visibility of DFM
– Increases retail density at DFM
– Lower risk investment –
– New parking area may serve as special event space
– Must create shuttles & access to existing CBD parking for peak season and special events
• CONS– Takes potential development of 4 acre
tract off tax rolls
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Option 4On-Site Surface Parking & Taylor Property
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Canton St.
Private Residential / Retail Development
• Modify Shed 4 & Lot C to increase surface parking
• Create new seasonal vendor space to area between Shed 2 & 3
• Seek public / private partnership to redevelop Taylor St. property to retail/ restaurant
• Add 4 entry portals, fountain, small children’s play area, welcome kiosk, signage & landscaping
• Renovate & add additional customer restrooms
• Improve Sheds 1 & 3 including addition of produce wash stations & storm water improvements
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Option 4 - Estimated Costs 2003 Bond Funds - $3.2M
– Shed 2 Renovation – Demolish kiosk – Modify Shed 4 & Lot C to increase parking – Design new attractive seasonal vendor space between Shed 2 & 3 – Seek abandonment of Taylor Street as a public street
Future Bond Funds - $10.5M– Construct esplanade improvements along Pearl St. from Marilla to
Farmers Rd.– Improve surfaces, landscaping, lighting, bury utilities, etc.– Add fountain, small children’s play area, 4 entry portals, welcome
kiosk, signage & landscaping– Construct new attractive seasonal vendor space between Shed 2 & 3 – Renovate & add additional customer restrooms – Improve existing Sheds with produce wash stations & storm water
improvements
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Option 4 - Pros & Cons
PROS• Taylor Street Property Public Private Partnership
– Provides incentive for private development of retail / restaurant– May provide interim space for Shed 2 vendors during construction– Corrects major traffic circulation problem – Increases retail density on DFM site– Clearly defines DFM property & increases visibility for customers
• Shed 4 & Lot C Surface Parking – Provides additional parking & clear place for customers to park – Potential to implement improvements quickly– Lower risk–allows market to catch up before building future garage– Provides special event space – Requires creation of shuttles & access to existing CBD parking for
peak season and special events
CONS• Market tenants will need to adjust to higher tenant density during
peak seasons
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Recommendations• Pursue Option 4 Improvements - $10.5M Future Bond Funds
• Develop RFP & funding plan to transfer day-to-day operations of DFM to a non-profit or for-profit entity
• Create ad hoc committee w/ stakeholders to develop new policies & procedures to improve DFM & eliminate Chapter 29, Dallas City Code
• Develop defined product mix plan based on study of customer needs, branding & marketing
• Develop outreach & incentive programs to encourage existing & new local tenants to provide products
• Implement DPD officer “down room” at DFM
• Develop plans & funding mechanisms to add shuttles & seek access to adjacent parking facilities for peak / special events
• Once product mix changes seek additional marketing funding
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Estimated Economic Impact - 2015• DFM provides an appealing focal point for residential, office
& retail development
• Planned management, marketing & infrastructure improvements will enhance customer experiences & attract untapped markets
• Boka Powell estimates adjacent property values will increase to approximately $269.2M by 2015– Property Taxes (all entities) estimated at $7.3M annually– City of Dallas Property Taxes estimated at $1.83M annually
• Sales Tax is estimated at $8.1M annually– Revenues to all entities estimated at $668K annually– City of Dallas revenues estimated at $80K annually
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Future Development Opportunities• Completion of the TX DOT Pegasus Project realigns I-30 and
provides additional development opportunity • Pegasus project design is complete & awaiting approx. $400M
in funding • The property adjacent to DFM could be reclaimed by the City of
Dallas or sold for private development
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Future Private Development Opportunity
Future DFM DevelopmentOpportunity
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Next StepsApril 26, 2006
Seek City Council adoption of DFM Economic Development Strategic Plan
Seek City Council approval for design of Shed 2, demolition of kiosk, modification of Shed 4 for surface parking & design of seasonal tenant space improvements
October 2006 1. Develop RFP, funding plan & seek authorization to transfer management of DFM to a non-profit or for-profit entity
2. Create ad hoc committee w/ stakeholders & develop new policies/procedures & eliminate Chapter 29, Dallas City Code
3. Develop plans & funding mechanisms to add shuttles & seek access to adjacent parking facilities for peak / special events
4. Develop defined product mix based on study of customer needs
5. Develop outreach & incentive programs to encourage existing & new local tenants to provide defined product mix
6. Develop plans & cost estimates for DPD officer “down room”7. Work w/ Economic Development on Taylor St. redevelopment
& begin process to abandon Taylor Street
TBD Seek Future Bond Program approval for Option 4 –Estimated Cost $10.5M
TBD Schedule design & construction activities upon voter approval of Future Bond Program
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