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Strategies for Revitalization
For 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...
BACKGROUND & OVERVIEW
Strategies for Revitalization
1991: Urban Design Element was added to the
Comprehensive Plan

1993: ...
1995:

Council adopted the Corridor Plan
Implementation Strategy

1998:

First CIP incorporating urban design elements

19...
2007:

TOD Program Initiated

2008:

Retail Redevelopment and Rehabilitation
Façade Incentives

2010:

Updated major aesth...
Key components to successful Revitalization
- Clearly defined Design Guidelines and Standards
- Clearly defined Corridor A...
Clearly Defined Design Guidelines and Standards
Clearly Defined Corridor Aesthetic Expectations















Median Landscaping (GDS)
Real Estate Signage ...
g

CORRIDOR BEAUTIFICATION PLAN
SCENARIO 1
Screen walls adjacent to sidewalk with no landscape strip
ELEMENTS
Screen Wall
Side Walk
Street
Remove small
se...
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 Twist
Project Scope – Façade Renovation
2501 N Josey Lane

• Total Cost o...
Before:
After:
Before:
After:
Case Study:

Shops at Old Denton
Project Scope –
Overall Development Rehabilitation
2625 Old Denton Rd

• Total Investment...
Before:
After:
Before:
After:
Before:
After:
Case Study:

Cencor Project
Project Scope – Façade Renovation
2201 Marsh Lane

•Total Cost of Exterior Improvements = $166...
Before:
After:
Case Study: Carrollton Park
Project Scope – Façade Renovation
Josey Ln & Belt Line Rd
•Total Cost of Exterior Improvements...
Before:
After:
After:
After:
Case Study:

Marsh Keller Crossing
Project Scope – Façade Renovation
Marsh Lane & Keller Springs

• Total Cost of Exterior...
Before:
After:
After:
After:
Case Study:

Kelly Plaza
Project Scope – Façade Renovation
Kelly Blvd. & Keller Springs

•Total Cost of Exterior Improveme...
Before:
Soon:
Case Study:

Randy Twist #2
Project Scope – Façade Renovation
Josey Lane & Frankford Road

•Total Cost of Exterior Improve...
Before:
Soon:
Retail Streetscape
Case Study: Josey Lane & Frankford Road
Before:
After:
Before:
After:
After:
After:
After:
Transit System Map

WE
ARE
HERE

YOU
ARE
HERE
Square

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
Trinity Mills Transit District is the #1 TOD Development
Opportunity in North Texas with
25.5 acres of developable land ow...
Project Raiford

TRINITY MILLS
Vision to Design Guidelines
Courtyard by Marriott
New Single Family Neighborhood
Master Developer To Be Announced Soon!
Where Connections Happen
Carrollton's revised strategies for revitalization
Carrollton's revised strategies for revitalization
Carrollton's revised strategies for revitalization
Carrollton's revised strategies for revitalization
Carrollton's revised strategies for revitalization
Carrollton's revised strategies for revitalization
Carrollton's revised strategies for revitalization
Carrollton's revised strategies for revitalization
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Carrollton's revised strategies for revitalization

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City of Carrollton's Strageties for Revitalization, Ravi Shah's presentation to APA's Focus North Texas Conference 17JAN2014

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Transcript of "Carrollton's revised strategies for revitalization"

  1. 1. Strategies for Revitalization For an Inner-Ring Suburb January 24, 2014 Ravi Shah, CBO, Assoc. AIA
  2. 2. Carrollton’s Philosophy: Revitalization is key to a sustainable future
  3. 3. 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
  4. 4. BACKGROUND & OVERVIEW Strategies 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
  5. 5. 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
  6. 6. 2007: TOD Program Initiated 2008: Retail Redevelopment and Rehabilitation Façade Incentives 2010: Updated major aesthetic ordinances 2010: Initiated Project Raiford Vision/ Overlay District 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
  7. 7. 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
  8. 8. Clearly Defined Design Guidelines and Standards
  9. 9. 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
  10. 10. g CORRIDOR BEAUTIFICATION PLAN
  11. 11. SCENARIO 1 Screen walls adjacent to sidewalk with no landscape strip ELEMENTS Screen Wall Side Walk Street Remove small section of Concrete side walk to allow For landscaping Plant vines in leave out
  12. 12. Old Denton Screening Wall: Before and After:
  13. 13. Belt Line Road Screening Wall: Before and After
  14. 14. Hebron Parkway at Capstone: Before & After
  15. 15. Keller Springs Median Plantings
  16. 16. Retail Redevelopment Projects Case Study: Randy Twist Project Scope – Façade Renovation 2501 N Josey Lane • Total Cost of Exterior Improvements = $600,000 • Total Contribution from City= $123,871
  17. 17. Before:
  18. 18. After:
  19. 19. Before:
  20. 20. After:
  21. 21. Case Study: Shops at Old Denton Project Scope – Overall Development Rehabilitation 2625 Old Denton Rd • Total Investment = $20 Million • Exterior Improvements + HVAC = $5.2 Million • Total Contribution from City= $702,000
  22. 22. Before:
  23. 23. After:
  24. 24. Before:
  25. 25. After:
  26. 26. Before:
  27. 27. After:
  28. 28. Case Study: Cencor Project Project Scope – Façade Renovation 2201 Marsh Lane •Total Cost of Exterior Improvements = $166,000 •Total Contribution from City = $65,000
  29. 29. Before:
  30. 30. After:
  31. 31. Case Study: Carrollton Park Project Scope – Façade Renovation Josey Ln & Belt Line Rd •Total Cost of Exterior Improvements = $1.6 Million • Total Contribution from City= $168,000
  32. 32. Before:
  33. 33. After:
  34. 34. After:
  35. 35. After:
  36. 36. Case Study: Marsh Keller Crossing Project Scope – Façade Renovation Marsh Lane & Keller Springs • Total Cost of Exterior Improvements = $530,00.00 • Total Contribution from City = $60,000.00
  37. 37. Before:
  38. 38. After:
  39. 39. After:
  40. 40. After:
  41. 41. Case Study: Kelly Plaza Project Scope – Façade Renovation Kelly Blvd. & Keller Springs •Total Cost of Exterior Improvements = $69,480.00 • Total Contribution from City = $64,000.00
  42. 42. Before:
  43. 43. Soon:
  44. 44. Case Study: Randy Twist #2 Project Scope – Façade Renovation Josey Lane & Frankford Road •Total Cost of Exterior Improvements = $262,540.00 • Total Contribution from City = $190,000.00
  45. 45. Before:
  46. 46. Soon:
  47. 47. Retail Streetscape Case Study: Josey Lane & Frankford Road
  48. 48. Before:
  49. 49. After:
  50. 50. Before:
  51. 51. After:
  52. 52. After:
  53. 53. After:
  54. 54. After:
  55. 55. Transit System Map WE ARE HERE YOU ARE HERE
  56. 56. Square Carrollton’s 1st TOD and Public/ Private Partnership
  57. 57. 5/31/11
  58. 58. 8/2/12
  59. 59. Union at Carrollton Square Phase 2
  60. 60. Union at Carrollton Square Phase 2
  61. 61. 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.
  62. 62. Project Raiford TRINITY MILLS
  63. 63. Vision to Design Guidelines
  64. 64. Courtyard by Marriott
  65. 65. New Single Family Neighborhood
  66. 66. Master Developer To Be Announced Soon!
  67. 67. Where Connections Happen
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