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:

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Map

Future Rail Line

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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