Planning and Zoning

Strategies for the

Bush Turnpike Station

Richardson City Council

and
City Plan Commission
Joint Work Session
June 7, 2010

Meeting Objectives
 Orientation to the Site
 Introduction of the Team
 Introduction of the Development Goals and
Objectives
 Mutual Alignment of Developer Goals and Methods
– Landowner/Landowner
– Landowners/City
– City Council/CPC
 Feedback to Initial Concepts and Approval
Processes

1
 Location, Location, Location

 110 acres of prime, vacant land adjacent to the Bush Station

 Additional 180 acres in close proximity
 Only rail station in Richardson with at-at-grade access and greenfield
opportunities on two sides
 “In real estate lingo, locations like the Richardson property are described
as the corner of Main Street and Main Street, meaning they’
they’re top notch.”
notch.”
Steve Brown, Dallas Morning News, August 31, 2009 3

Convergence of Activities
 US 75/PGBT Regional Access and Upgrades
 Trails Development
 Intermodal Connector: Road to Rail
 Intersection Upgrades
 Cotton Belt Interface: Rail to Rail

2
Cotton Belt
 Cotton Belt Conceptual Engineering and Funding
Study Completed by NCTCOG
 DART and NCTCOG Pursuing Accelerated
Implementation
 DART Initiating Preliminary Engineering
Environment Impact Statement / Location Analysis
 NCTCOG Release of RFP for “Innovative Financing
Initiatives”

Magnitude of the Bush Turnpike

Station Area Possibilities

(TOD areas to scale) 6

3
Caliber of the Partners
 Bush/75 Ltd
– Parliament Group
– Gateway Planning
– Kimley-
Kimley-Horn
 Caruth
– Good Fulton & Farrell
– Transwestern
– US Trust Bank of America
– Republic Title
 DART
 NCTCOG

Background
 COR History in Promoting TOD
– Urban Land Institute Advisory Panel Report (2000)
– Galatyn Park
– Spring Valley Area Plan/Brick Row
– Arapaho Station Area Plan
– UTD-
UTD-Cotton Belt Rail Station Master Plan
– Celebrating Leadership in Development Excellence
 2003 – Richardson TOD Frequently Asked Questions
 2007 – Spring Valley Station District (Brick Row)

4
Critical Roles of the City in TOD
 Zoning and Development Regulations
– Creating new categories to accommodate preferred
development
 Infrastructure
– Partnering with development community to provide
necessary infrastructure – streets, utilities, drainage
 Land Development/Redevelopment
– Marketing station areas
 Financial Strategies
– Public/Private Partnerships agreements
– TIF

Issues/Timing
 Property owners need to acquire appropriate
development rights to facilitate TOD
 Zoning will be initiated by the property owners, not
the City
 City needs to plan for infrastructure requirements
 Secure/protect preferred route of Cotton Belt
interface at the Bush Station
 Future NCTCOG Sustainable Development
Funding
– Identification of development partners
– Necessary zoning regulations in place

10

5
Proposed Schedule
 June – Joint Worksession Kick-off
 July - formal zoning applications filed by property
owners
 August-Sept – staff review of proposed zoning,
traffic and infrastructure plans
 October – CPC Public Hearing
 November – 2nd CPC meeting if necessary
 November – City Council Public Hearing(s)
 December – adoption of ordinances

11

12

6
 Bush/75 Regional Transit Center
TOD Master Plan and Code Framework

Joint City Council & Plan Commission Work Session

June 7, 2010

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

2
 About the Consulting Team
Gateway Planning Group, Inc.

About Gateway Planning Group, Inc.

• Specializes in economic development City of North Richland Hills
through placemaking TOD Regulating Plan

• 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

Vision for City of Jersey Village TOD

4
Downtown McKinney

Oak Street, Roanoke

6
Verano/Texas A&M, San Antonio

The New Economics of Place

8
 9

What type of development sustains value?

Value Capture

10
 Conventional
Conventional Development 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

11

Sustainable
Neighborhood Development 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

12
 Regional Context

13

At the Crossroads
• Highways
– US 75
– George Bush Turnpike

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

• Bicycle & Pedestrian Trails

14
An area ideally positioned for high density,
mixed use development

15

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

17

The Feds and NCTCOG are looking for

regions, communities and projects that are
investing in Sustainable Development
18
The Richardson Context

19

Future Land Use Plan

20
Prior TOD Planning Efforts

21

22
 City of Richardson Parks, Recreation and Trail Master
Plan

23

Spring Creek Trail south

Spring Creek Trail under construction towards Spring Creek Nature Area

• Bicycle & Pedestrian Trails

Spring Creek Trail under construction

24
Regional TOD – Bush/75 Partners

25

Bush/75 Station & Site

26
 27

Regional Transit Center Framework Plan

28
 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

29

TOD Master Plan (Illustrative Only)

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 31

TOD Zoning Code Framework

32
 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)
33

Zoning Framework – Example

City of North Richland Hills TOD Code

Regulating plan (zoning

map) establishes
character zones, street
types, and other special
requirements
34
 Zoning Framework – Example
City of North Richland Hills TOD Code

35

Bush/75 TOD - Proposed Character Zones

36
 TOD Core

37

TOD Mixed Use

38
Urban Neighborhood

39

Arterial Mixed Use

40
Civic & Open Space Design

41

Civic & Open Space Design

42
Design of Livable Streets

43

Street Designations

44
 Infocom Drive

• 4-lane with bike lanes

• Reverse angled parking
• Sidewalk café environment

45

Infocom Drive

Salt Lake City, UT

Pottstown, PA

Jacksonville, FL
46
 Routh Creek Drive

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

47

Commercial Street “A”

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

48
 Commercial Street “B”

• 2-lane roadway
• Parallel parking on both sides
• Provides for service and
parking access
49

Avenue I

• 2-lane divided with median

• Parallel parking on both sides
• Provides for a major entry way
into the TOD

50
 Avenue II

• 2-lane divided with median

• Parallel parking on both sides
• Provides for a major entry
way into the TOD

51

Court Street

• One lane, one-way street

• Parallel parking on one side
• Park/open space frontage

52
 “A” & “B: Street Designations

53

“A” & “B: Street Designations

• 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

54
 “A” & “B: Street Designations

55

Sample Code Pages – Building Form Standards

56
 Sample Code Pages – Building Design Standards

57

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

58
 About the Consulting Team
Good Fulton & Farrell

59

Who we are
Good Fulton & Farrell
 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

60
 Who we are
Good Fulton & Farrell
 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

61

Who we are

Good Fulton & Farrell

17 Seventeen and Park 17
Granite Properties and Gables
Residential

Dallas, Texas
2010

62
 Who we are

Good Fulton & Farrell

3636 McKinney
Gables Residential Tract and
Cityplace Company

Dallas, Texas
2006

63

Who we are

Good Fulton & Farrell

Park Lane
Harvest Partners

Dallas, Texas
2009

64
 Who we are

Good Fulton & Farrell

West 7th & University
Mixed Use
Cypress Equities

Fort Worth, Texas

2008

65

Who we are

Good Fulton &

Farrell
Headquarters Offices at
Old Parkland
Crow Holdings, Inc.

Dallas, Texas
2008

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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)

69

Caruth Tracts Vicinity Map

70
 Caruth Tracts Framework Plan

71

Caruth Tracts Development

Character
TOD Core

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Caruth Tracts Development
Character
TOD/Freeway Hi-Rise

73

Caruth Tracts Development

Character
TOD Mixed Use

74
Caruth Tracts Development
Character
Arterial Mixed Use

75

Caruth Tracts Development

Character
Urban Neighborhood

76
TOD Master Plan (Illustrative Only)

77

Caruth Tracts Illustrative Master Plan

78
 Open Space/Plazas

Spring Creek Trail

under construction

Spring Creek Trail

79
under construction

Open Space/Plazas

80
Caruth Tracts Roadway Sections

81

Caruth Tracts Roadway Sections

82
 Caruth Tracts Roadway Sections

83

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
84
 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

2
 The 2006 Bond Program allocated $4,370,000 for
Neighborhood Vitality Program projects

 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

4
  The 2010 Bond Program allocated $2,000,000 for
Neighborhood Vitality Program projects

 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)

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