bush turnpike station plan presentation

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Planning and ZoningPlanning and ZoningStrategies for theStrategies for the

Bush Turnpike StationBush Turnpike Station

Richardson City Counciland

City Plan CommissionJoint Work Session

June 7, 2010

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Meeting ObjectivesMeeting Objectives

Orientation to the SiteOrientation to the Site

Introduction of the TeamIntroduction of the Team

Introduction of the Development Goals and Introduction of the Development Goals and ObjectivesObjectives

Mutual Alignment of Developer Goals and MethodsMutual Alignment of Developer Goals and Methods–– Landowner/LandownerLandowner/Landowner

–– Landowners/CityLandowners/City

–– City Council/CPCCity Council/CPC

Feedback to Initial Concepts and Approval Feedback to Initial Concepts and Approval ProcessesProcesses

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110 acres of prime, vacant land adjacent to the Bush Station110 acres of prime, vacant land adjacent to the Bush Station Additional 180 acres in close proximityAdditional 180 acres in close proximity Only rail station in Richardson with atOnly rail station in Richardson with at--grade access and greenfield grade access and greenfield

opportunities on two sidesopportunities on two sides ““In real estate lingo, locations like the Richardson property areIn real estate lingo, locations like the Richardson property are described described

as the corner of Main Street and Main Street, meaning theyas the corner of Main Street and Main Street, meaning they’’re top notch.re top notch.””Steve Brown, Dallas Morning News, August 31, 2009Steve Brown, Dallas Morning News, August 31, 2009

Location, Location, Location

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Convergence of ActivitiesConvergence of Activities

US 75/PGBT Regional Access and UpgradesUS 75/PGBT Regional Access and Upgrades

Trails DevelopmentTrails Development

Intermodal Connector: Road to RailIntermodal Connector: Road to Rail

Intersection UpgradesIntersection Upgrades

Cotton Belt Interface: Rail to RailCotton Belt Interface: Rail to Rail

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Cotton BeltCotton Belt

Cotton Belt Conceptual Engineering and Funding Cotton Belt Conceptual Engineering and Funding Study Completed by NCTCOGStudy Completed by NCTCOG

DART and NCTCOG Pursuing Accelerated DART and NCTCOG Pursuing Accelerated ImplementationImplementation

DART Initiating Preliminary Engineering DART Initiating Preliminary Engineering Environment Impact Statement / Location AnalysisEnvironment Impact Statement / Location Analysis

NCTCOG Release of RFP for NCTCOG Release of RFP for ““Innovative Financing Innovative Financing InitiativesInitiatives””

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Magnitude of the Bush Turnpike Magnitude of the Bush Turnpike Station Area PossibilitiesStation Area Possibilities

(TOD areas to scale)

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Caliber of the PartnersCaliber of the Partners

Bush/75 LtdBush/75 Ltd–– Parliament GroupParliament Group

–– Gateway PlanningGateway Planning

–– KimleyKimley--HornHorn

CaruthCaruth–– Good Fulton & FarrellGood Fulton & Farrell

–– TranswesternTranswestern

–– US Trust Bank of AmericaUS Trust Bank of America

–– Republic TitleRepublic Title

DARTDART

NCTCOGNCTCOG

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BackgroundBackground

COR History in Promoting TODCOR History in Promoting TOD–– Urban Land Institute Advisory Panel Report (2000)Urban Land Institute Advisory Panel Report (2000)

–– Galatyn ParkGalatyn Park

–– Spring Valley Area Plan/Brick RowSpring Valley Area Plan/Brick Row

–– Arapaho Station Area PlanArapaho Station Area Plan

–– UTDUTD--Cotton Belt Rail Station Master PlanCotton Belt Rail Station Master Plan

–– Celebrating Leadership in Development Excellence Celebrating Leadership in Development Excellence

2003 2003 –– Richardson TOD Frequently Asked QuestionsRichardson TOD Frequently Asked Questions

2007 2007 –– Spring Valley Station District (Brick Row)Spring Valley Station District (Brick Row)

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Critical Roles of the City in TODCritical Roles of the City in TOD

Zoning and Development RegulationsZoning and Development Regulations–– Creating new categories to accommodate preferred Creating new categories to accommodate preferred

developmentdevelopment

InfrastructureInfrastructure–– Partnering with development community to provide Partnering with development community to provide

necessary infrastructure necessary infrastructure –– streets, utilities, drainagestreets, utilities, drainage

Land Development/RedevelopmentLand Development/Redevelopment–– Marketing station areasMarketing station areas

Financial StrategiesFinancial Strategies–– Public/Private Partnerships agreementsPublic/Private Partnerships agreements

–– TIFTIF

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Issues/TimingIssues/Timing

Property owners need to acquire appropriate Property owners need to acquire appropriate development rights to facilitate TODdevelopment rights to facilitate TOD

Zoning will be initiated by the property owners, not Zoning will be initiated by the property owners, not the Citythe City

City needs to plan for infrastructure requirementsCity needs to plan for infrastructure requirements

Secure/protect preferred route of Cotton Belt Secure/protect preferred route of Cotton Belt interface at the Bush Stationinterface at the Bush Station

Future NCTCOG Sustainable Development Future NCTCOG Sustainable Development Funding Funding –– Identification of development partnersIdentification of development partners

–– Necessary zoning regulations in placeNecessary zoning regulations in place

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Proposed ScheduleProposed Schedule

June June –– Joint Worksession KickJoint Worksession Kick--offoff

July July -- formal zoning applications filed by property formal zoning applications filed by property ownersowners

AugustAugust--Sept Sept –– staff review of proposed zoning, staff review of proposed zoning, traffic and infrastructure planstraffic and infrastructure plans

October October –– CPC Public HearingCPC Public Hearing

November November –– 22ndnd CPC meeting if necessaryCPC meeting if necessary

November November –– City Council Public Hearing(s)City Council Public Hearing(s)

December December –– adoption of ordinancesadoption of ordinances

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Bush/75 Regional Transit CenterTOD Master Plan and Code Framework

Joint City Council & Plan Commission Work SessionJune 7, 2010

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Presentation Overview• About the Consulting Team• The New Economics of Place• Regional Context• The Richardson Context• Regional TOD – Bush/75 Partners

– Framework Plan– Illustrative Master Plan– TOD Zoning Code Framework– Design of Livable Streets

• Regional TOD – Caruth– Framework Plan– Development Character– Illustrative Plan– Roadway Sections

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About the Consulting TeamGateway Planning Group, Inc.

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About Gateway Planning Group, Inc.

• Specializes in economic development through placemaking

• Focus on town planning and implementation of mixed use through form-based codes and public-private partnerships

• Downtown Redevelopment –McKinney, Roanoke, Hutto, Duncanville, Texas, Owensboro, Kentucky

• TOD’s & New Communities –Verano, San Antonio, North Richland Hills, Jersey Village, Texas

City of North Richland HillsTOD Regulating Plan

Vision for City of Jersey Village TOD

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Downtown McKinney

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Oak Street, Roanoke

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Verano/Texas A&M, San Antonio

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The New Economics of Place

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Value CaptureWhat type of development sustains value?

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Conventional DevelopmentConventional Development

• Buffers instead of transitions

• Lack of a transportation network

• Not pedestrian-friendly, not transit-friendly

• Narrowly stratified market

• Planned obsolescence, so constructed accordingly

• Value drops when the intended use no longer viable

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Neighborhood DevelopmentSustainable Development

• Transitions instead of buffers

• A network of transportation, encouraging choice

• Broad market (families, empty-nesters, young professionals etc.)

• Planned to endure

• Change of use often times instead of redeveloping

• Value holds when the current use is no longer viable

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Regional Context

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At the Crossroads

• Highways– US 75– George Bush Turnpike

• Arterials– Plano Road– Renner Road– Routh Creek Pkwy

• Bicycle & Pedestrian Trails

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An area ideally positioned for high density, mixed use development

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Regional Context

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Long-term growth potential

• Existing regional highways, future Cotton Belt service to DFW Airport, improvements to existing DART service, and future reverse commuting would allow significant development at this location

• Existing park and ride facility does not have to be sacrificed for new development and can be improved to increase parking capacity

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The Feds and NCTCOG are looking for regions, communities and projects that are

investing in Sustainable Development18

The Richardson Context

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Future Land Use Plan

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Prior TOD Planning Efforts

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City of Richardson Parks, Recreation and Trail Master Plan

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Spring Creek Trail under constructionSpring Creek Trail south towards Spring Creek Nature Area

Spring Creek Trail under construction

• Bicycle & Pedestrian Trails

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Regional TOD – Bush/75 Partners

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Bush/75 Station & Site

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Regional Transit Center Framework Plan

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Transportation Considerations

• Strong advocates for Cotton Belt transfer connection at Bush/Turnpike Station

• Plano Road – encumbered by traffic from Plano and Allen that should be on US 75

• Renner Road – encumbered by traffic from Wylie, Sachse, and Murphy that should be on PGBT

• Thoroughfare Plan modifications needed to accommodate the plan;– Internal street cross-sections– Plano Road at Renner Road Intersection

• Impacts to be jointly and thoroughly evaluated

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TOD Master Plan (Illustrative Only)

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TOD Zoning Code Framework

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Zoning Approach : Planned Development District

• Form-based approach instead of a use-based approach

• Based on the TOD Master Plan and Vision

• Standards tailored to achieve distinct “development character” in different locations of the TOD

• Zoning standards to address:– Development standards by character zone– Building design standards– Parking (surface, structured, and on-street)– Public space design standards (streets and open space)

• Prescriptive development and design standards to be combined with a streamlined administrative approval process (making it easy to do the right thing)

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Zoning Framework – ExampleCity of North Richland Hills TOD Code

Regulating plan (zoning map) establishes character zones, street types, and other special requirements

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Zoning Framework – ExampleCity of North Richland Hills TOD Code

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Bush/75 TOD - Proposed Character Zones

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TOD Core

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TOD Mixed Use

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Urban Neighborhood

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Arterial Mixed Use

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Civic & Open Space Design

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Civic & Open Space Design

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Design of Livable Streets

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Street Designations

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Infocom Drive

• 4-lane with bike lanes• Reverse angled parking• Sidewalk café environment

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Infocom Drive

Salt Lake City, UTPottstown, PA

Jacksonville, FL

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Routh Creek Drive

• 2-lane roadway• Parallel parking• Park/trails along the creek side

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Commercial Street “A”

• 2-lane roadway• Parallel parking on both sides• “Main Street” with sidewalk cafés• High quality pedestrian environment

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Commercial Street “B”

• 2-lane roadway• Parallel parking on both sides• Provides for service and

parking access

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Avenue I

• 2-lane divided with median• Parallel parking on both sides• Provides for a major entry way

into the TOD

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Avenue II

• 2-lane divided with median• Parallel parking on both sides• Provides for a major entry

way into the TOD

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Court Street

• One lane, one-way street• Parallel parking on one side• Park/open space frontage

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“A” & “B: Street Designations

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• Used to designated streets based on the development context along the street

• “A” Streets – Provide for a more continuous pedestrian experience along the street, fewer breaks in the streetwall, and limit driveway access

• “B” Streets – Provide for more service and auto-oriented uses


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Sample Code Pages – Building Form Standards

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Sample Code Pages – Building Design Standards

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Fundamental Opportunities

• Market-driven to take advantage of regional transportation infrastructure and premier location

• Character zone/form-based versus use-based zoning

• Prescriptive development and design standards to be combined with a streamlined administrative approval process

• Carefully designed open spaces, streets and street network to take advantage of TOD environment

• Mixed use designed to provide amenities for area neighborhoods

• Accommodates Richardson's vision for TODs and Cotton Belt Regional Rail

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About the Consulting TeamGood Fulton & Farrell

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Who we are

Architecture, Interior Architecture, Master Planning and Landscape Architecture Services

Ranked as one of the Top 25 U.S. Firms and the #1 Texas Firm by ARCHITECT Magazine

Three times selected as Dallas AIA Firm of the Year

Staff of 60 in Dallas

Nationally Recognized Sustainability Practice - 17 LEED Accredited Professionals

Good Fulton & Farrell

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Who we are Principal-Led Teams

Culture of Civic Involvement, Collaboration & Stewardship

Diverse Practice Profile: 1/3 Real Estate, 1/3 Institutional, 1/3 Corporate

Other recent national rankings:• Top 250 Firms #141 by Architectural

Record • Best Architecture Firm to Work For”

#8 by ZweigWhite• Best Mid-Size Architecture Firm to

Work For” #6 by ZweigWhite• Top 100 Green Design Firms #85 by

Engineering-News Record


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17 Seventeen and Park 17Granite Properties and Gables Residential

Dallas, Texas2010

Who we are


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3636 McKinneyGables Residential Tract andCityplace Company

Dallas, Texas2006

Who we are


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Park LaneHarvest Partners

Dallas, Texas2009

Who we are


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West 7th & University Mixed UseCypress Equities

Fort Worth, Texas2008

Who we are


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Headquarters Offices atOld ParklandCrow Holdings, Inc.

Dallas, Texas2008

Who we are


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Regional TOD –Caruth

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Bush Turnpike Station Vicinity & Site (East of U.S. 75)

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Bush Turnpike Station Vicinity & Site (West of U.S. 75)

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Caruth Tracts Vicinity Map

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Caruth Tracts Framework Plan

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Caruth Tracts Development CharacterTOD Core

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Caruth Tracts Development CharacterTOD/Freeway Hi-Rise

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Caruth Tracts Development Character

TOD Mixed Use

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Caruth Tracts Development Character

Arterial Mixed Use

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Caruth Tracts Development CharacterUrban Neighborhood

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TOD Master Plan (Illustrative Only)

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Caruth Tracts Illustrative Master Plan

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Open Space/Plazas

Spring Creek Trailunder construction

Spring Creek Trailunder construction

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Open Space/Plazas

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Caruth Tracts Roadway Sections

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Fundamental Opportunities for Overall TOD

• Carefully designed open spaces, streets and street network to take advantage of TOD environment

• Mixed use designed to provide amenities for area neighborhoods

• Accommodates Richardson's vision for TODs and Cotton Belt Regional Rail

• Positioned to absorb substantial, quality regional growth

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The 1997 Bond Program allocated $5,100,000 for Neighborhood Vitality Program projects

Project selection was based on Calls for Projects in 1998 & 1999

$4,350,000 - Entry features/screening walls

$750,000 - Bridge enhancements

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Project selection was based on a Calls for Project in 2006

$3,000,000 - Entry features/screening walls

Three walls as required by the City’s current development standards

$1,370,000 - Buckingham, Campbell, Park Bend

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Upon completion of construction of all projects included in the 2006 Neighborhood Vitality Program, the remaining funds will be added to the above allocation.

Current estimate is approximately $800,000.

Sidewalks (Approximately $400,000)

Vitality Projects (Approximately $400,000)

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Project Status

Duck Creek Complete

Greenwood Hills Complete

Heights Park Complete

Waterview Preservation Complete

Buckingham Road Under Construction

Cottonwood Creek Under Construction

Richland Park/Oaks Under Construction

Owens Park Under Construction

JJ Pearce Award on 6-14-10

North College Park Award on 6-14-10

Northrich Award on 6-14-10

Richardson Crossing Award on 6-14-10

Project Funding Goal

Maximize the impact of the available funding by selecting projects that provide the greatest overall benefit to the entire community and allow dollars to be invested in as many neighborhoods as possible.

Recommended Project Scope

The construction of screening walls in side yards along arterial streets

The construction of entry features adjacent to arterial streets

The enhancement of existing screening wall end caps

The enhancement of bridges and culverts within residential neighborhoods

The incorporation of significant landscaping into existing common areas

Examples of Projects Not Within Recommended Scope

Demolishing / reconstructing screening walls

Repairing / adding veneer to an entire screening wall

Adding lighting to existing landscaping

Adding street lights

Closing streets / adding controlled access gates

Adding water features

Adding landscaping / irrigation to existing beds

Timeline

June 15th – Application period begins

August 16th – Application period ends. Submittals must be received by Neighborhood Services by 5:00 pm.

August/September - Staff will evaluate submittals and conduct follow-up interviews with applicants if necessary.

October/November – Project selection by the City Council.

Promotion & Awareness

Call For Projects Application Packet

Promotion & Awareness

Call For Projects Application Packet

Richardson Today Article - July Edition

Week In Review - July & August

Email Update Feature - Late July / Early August

Online at www.cor.net/ns

Next Steps

Incorporate City Council feedback and suggestions

Officially announce Call for Projects on June 15th at Presidents Meeting

bush turnpike station plan presentation

Documents