HomeMy WebLinkAboutItem 01 - Workshop Dallas Road Corridor PlanningMEMO TO: HONORABLE MAYOR, CITY COUNCIL MEMBERS AND
PLANNING AND ZONING COMMISSION
FROM: BRUNO RUMBELOW, CITY MANAGER
SCOTT WILLIAMS, DEVELOPMENT SERVICES DIRECTOR
MEETING DATE: MARCH 27, 2018
SUBJECT: WORKSHOP — PRESENTION FOR THE DALLAS ROAD
CORRIDOR PLANNING
With the Grapevine Main/Hotel Vin project under construction, there will be increased
development pressure along the Dallas Road corridor. Several properties have already
been purchased, and the owners are (so far) waiting to see what planning decisions are
made by the City. It is almost certain that more property will be purchased with the intent of
developing for uses normally associated with Transit Oriented Development. It is also
possible that some property owners could develop their sites by right as allowed by current
zoning. This could result in missed opportunities for both the property owner and the
(tentatively named) "Transit District". However, if a Master Plan overlay is placed over the
boundaries of the district, then property owners could benefit from the ability to develop in
a manner consistent with Transit Oriented Development, resulting in enhanced land use,
which benefits everyone. Lastly, the presence of an overlay allows developers to have
clear knowledge of expectations/opportunities early in their site selection process.
At the February 6, 2018 joint workshop, Council and the Planning and Zoning Commission
agreed that there was not really a "unified vision" of what they wanted in the Transit
District. Since that time, the Planning and Zoning Commission has held its own workshop,
and produced a list of concepts that they feel are important to the district (these are
attached). Staff has asked Tim Baldwin of Rocky Mountain Transportation Planners (Mr.
Baldwin has been involved with the T and TexRail project since its inception) to facilitate a
second joint workshop. Mr. Baldwin will provide an overview of the important elements in
Transit Oriented Development, illustrate what has worked in other areas, and most
importantly, gather input from Council and the Commission. Staff understands that some
Council Members and Commissioners are familiar with the elements contained in the
presentation. However, some members may not be, and could benefit from the background
information. Additionally, examples of what is successful elsewhere does not in any way
mean that Grapevine should do it that way. The background and examples are simply a
review to stimulate discussion and hopefully emerge with important concepts that can be
incorporated into an overlay.
02C U/2018MorshopM K032718.4
Significant work has already been accomplished:
City Council and Planning and Zoning identified the boundaries for the
district, and agreed that further study and planning would be required in this
area
A grant has been received to connect the city's hike and bike trail from Ball
Street to Texan Trail, running the length of Dallas Road. This will aid in
pedestrian access along the north side of Dallas Rd.
Council has approved funding for major improvements to Dallas Road itself,
including narrowing the road, but keeping the same number of lanes,
installing medians and crosswalk enhancements, lighting, etc. This should
calm traffic and could significantly improve the ability for pedestrians to cross
what was once the barrier of Dallas Road.
Through the recent Multi -Family Design Standard exercise, a Future Land
Use Map Overlay has been placed within the boundaries of the Transit
District. This overlay specifies single uses that are generally permitted within
our commercial and office zoning districts, and requires residential uses to be
a component of a nonresidential development in order to comply with the
Master Plan.
Also through the Multi -Family Design Standard process, very strict and
distinct architectural and site standards were adopted as a Master Plan
overlay for Multi -Family projects within the district.
If the Commission and Council wish to proceed with an overlay, it does not need to be a
lengthy or complicated process. As already mentioned, much work has been done. The
next steps could be as simple as:
A brief regulating document similar to a zoning district (concept
statement/appropriate uses, setbacks, height, densities, etc.)
Design standards that could be similar in format to the very successful Multi -
Family Design Standards that were recently adopted.
02C U/2018/W orshop/W K032718.4
Concepts Emerging From 2008 Town Hall Meetings
In March and September of 2008, when it appeared that commuter rail in Northeast Tarrant
County would become a reality, two "Town Hall" meetings were held to gather input from
citizens, business owners/operators, and other stakeholders relative to development
around the future commuter rail station. Some of the concepts that emerged from these
meetings were:
Draw on the area's agricultural, railroad and arts heritage to create a
distinctive place for residents and visitors alike
Opportunities for retail, but most of it should be concentrated within one block
of Main Street, so as not to dilute downtown pedestrian activity
Continue eclectic appearance of Main Street with diverse mix of architectural
styles
- Provide streetscape enhancements including widened sidewalks, trees,
lighting enhancements, etc. to extend Main Street south, and east and west
along Dallas Road.
02C U/201 81VV orsh op/W K032718.4
Planning and Zoning Commission Transit Oriented development Workshop, February
15, 2018
The Planning and Zoning Commission met on February 15th to discuss their vision for the
Dallas Road Transit Corridor, with intent for the majority of the discussion to initially focus
on uses. Staff explained that given the short time frame before commuter rail was
operational and the Grapevine Main/Hotel Vin project was finished, the scope of work
would necessarily be scaled back from the initial expectations. Staff explained that the
discussion would be broken into a series of workshops, with the initial Planning and Zoning
February 15th meeting being to establish a big picture consensus on land uses. The
following meeting would be a joint workshop with Council, to be held at the REC. This
meeting would include Tim Baldwin of Rocky Mountain West Planners, who would present
several case studies of successful transit oriented development projects. The presentation
of these case studies would not be intended to provide direction on how grapevine should
develop, but just to show some successful projects that might stimulate ideas and
discussion. It is hoped that the result of this workshop will be that the Commission and
Council will reach an agreement on their vision of uses, and also begin discussion of the
physical form that the district will take. Following these two meetings, it is then anticipated
that Craig Melde of ArchiTexas, and his team will then begin to work with P&Z/Council on
design standards. These design standards as well as the appropriate uses, would then be
incorporated into an overlay to be placed within the boundaries of the district.
There was discussion regarding B&D Mills, and it was recognized that this is a very
important component of the Dallas Road Corridor. It was agreed that it would be helpful if
the owner of the Mills, Bill Deacon, could be involved in the discussion. Bob Farley,
Economic Development Director, informed the Commission that Frost Bank was talking
about redeveloping their property at the corner of Dallas Rd and William D. Tate Ave. The
Commission recognized that it was important to develop the overlay so that Frost would
have a guideline to work from. The now vacant Police building was also discussed. Mr.
Farley noted that he had received many inquiries from residential developers for this
property. The Commission agreed that this was a very important site, and that it warranted
close study. They acknowledged that there had been previous discussions regarding an
educational component for this building/property, and that this would be a very desirable
and appropriate use. The Commission also mentioned that mixed use on this property
could be possible, with perhaps the educational use as well as brownstone/townhouse type
product.
The Commission also extensively discussed the importance of how parking is handled. It
was universally agreed that there should be minimal surface parking, and that any surface
parking should be screened, preferably behind buildings. The use of several shared
parking sites, spread throughout the district, would minimize vast parking lots, and
stimulate walkability, which is a key component of a transit oriented development. The
group also felt that it could be beneficial if each developer paid a fee to the city to be used
02 Ul2018MorshopMK032718.4
for shared parking structures/sites.
The Commission addressed residential development. They acknowledged that multi -family
uses were a necessary part of the district, but emphasized their desire to see a wide range
of different residential options, including brownstone/townhouses. There was a desire to
have an owner occupied component, and there was mention of the possibility of an area
dedicated to "tiny houses'. The Commission emphasized the importance of having the
residential nodes spread throughout the district, and not grouped in just a few areas.
Regarding nonresidential uses in general, the commission felt that it was very important to
have a mix of uses, and that these mixed uses could be in different buildings, different
properties, and within individual buildings (horizontal and vertical mixed uses). There were
strong feelings that the City should make every effort to attract a market/grocer. The group
felt that it was very important to not adversely affect the Main Street businesses, so the
retail/restaurant uses should be unique, perhaps both in design as well as product. There
were ideas such as a "European style market" such as the old Dallas 011a Podrida (011a
Podrida was similar to a miniature mall, filled with small retail shops and studios), and a
multi -tenant dining concept similar to Trinity Groves in Dallas. The Commission was very
enthusiastic about the idea of a dense, urban office campus as being a valuable contributor
to our transit district. Above all, the Commission felt that the uses must be in the right
proportions, and that there not be a single dominant type of business.
Finally, some of the Commissioners felt that a sketch (or series of sketches) of a master
plan could help to define the best location for the best uses. There was also a suggestion
that design exercises involving citizens and/or property owners could be helpful. It was also
agreed that in order to get many of the unique and unusual uses that would be desired, the
City should be prepared to incentivize projects.
Below is a list of uses and ideas, in no particular order, that came from the meeting:
- Grocery/Market
- Educational Use
- Police storefront
- Urban type office campus
- Wine/Beer/Distillery uses, especially if grouped into a "pavilion" type of concept
- Artisan studios, shops
- Small, multi -tenant, "European style" retail market
- Public space/plaza to be provided by developers of projects (multiple small
greenspace areas throughout the district)
- Bicycle shop, bike related uses
- Parking structures
- Residential above mixed uses on lower floor(s)
- Unique, multi -tenant restaurant grouping
- Theater/ arts facility
O:ZC U/2018/W orshop/W K032718.4
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