DALLAS MIDTOWN REDEVELOPMENT PLAN FOCUS NORTH TEXAS 2014 Peer Chacko, AICP, Assistant Director, City of Dallas
Dallas Midtown: Strategic growth area Future transit node 2
Peterson Road Study Area
Galleria Dallas Major regional shopping destination with over 1.7 million square feet of retail.
Valley View Mall Under-utilized shopping mall site with major redevelopment potential
Interstate Highway 635 Reconstruction 13 miles of reconstructed freeway to be completed by December 2015 8 free lanes and 6 toll lanes with innovative congestion management solutions Southern Noel Alpha Peterson James Temple Alpha $2.7 billion Public- Private Partnership through Texas Department of Transportation LBJ Freeway
Planning Strategy
Unique Public Private Partnership Economic development grant agreement with North Dallas Chamber Advisory Committee of major stakeholders Advisory Committee Developers; Property Owners; Residents Consultant hired to develop a vision
Smart Action Sequence 2012 Qtr 3 2012 Qtr 4 2013 Qtr 1 2013 Qtr 2 2013 Qtr 3 2013 Qtr 4 2014 Qtr 1 Area-wide Vision Area-wide Rezoning Comprehensive Thoroughfare Plan Amendments Open Space Implementation Tax Increment Financing District (TIF) Public Improvement District (PID)
A Bold Vision 22 million square feet of new development with residential, office, retail, hospitality and entertainment
A Bold Vision Vibrant shopping and entertainment district
A Bold Vision A mixed use, pedestrian friendly neighborhood
A Bold Vision A network of enhanced open space and streets to support high density in a high quality environment
Area-wide Rezoning Strategy
Existing Outdated Zoning
New Form Based Zoning
New Form Based Zoning Summary Subdistricts Development mix Stories Min/Max Max Height* Subdistrict 1 Walkable mixed use with small & large-format retail 2/12 180 Subdistrict 1a Walkable mixed use with small & large-format retail 3/20 300 Subdistrict 2 Walkable mixed use with small & large format retail 2/40 600 Subdistrict 3 Walkable mixed use with small-format retail 2/20 300 Subdistrict 4 Walkable mixed use with small-format retail 2/12 180 Subdistrict 4a Walkable mixed use with small-format retail 2/20 300 Subdistrict 5 Walkable residential 2/5 80 Sudistrict 6 Walkable mixed use with small & large-format retail 2/40 600 Subdistrict 7 Walkable mixed use with small & large-format retail 2/40 600 * Max. heights are subject to Federal Aviation Administration restrictions
Walkable Mixed Use Development Standards Flexible land use Buildings pulled up to the sidewalk Pedestrian-scale lighting On-street parking Shading structures UrbanAdvantage Active frontage with street facing entrances Wide sidewalks Outdoor dining Street trees and planters
Reduced Parking Requirements Based on market-tested model from Urban Land Institute (ULI) Up to 50% parking reduction for transit proximity, affordable housing, transportation demand management etc. On street parking may count towards off street parking requirements
Surface Parking Restrictions Maximum surface parking limit of 15% to 25% of site area, subject to site plan review Compliance triggered by new construction or major renovation (30% increase in floor area)
Enhanced Open Space Standards Minimum on-site open space required: 4% of site area Additional open space required in proportion to proposed development: 1 sq. ft. per 28 sq. ft. floor area Alternative methods of compliance: Dedication of park land within Midtown Commons Dedication or deed restriction of other open space within the district Cash payment in lieu of open space
Open Space Concept Plan
Midtown Commons 23
Circulation/Transportation Strategy
Conceptual Streets Network 25
Bike and Transit Network 26
Major Thoroughfare Standards Preston Road Example James Temple Road Example
Minor Street Standards Head-In Angled Parking Example Parallel Parking Example
Ongoing Implementation
Potential Catalyst Projects Existing Stable Sites Midtown Commons Park Potential Development Sites
Midtown Commons Implementation Purchase of land is a priority Combination of public and private investments needed Private fund raising led by North Dallas Chamber Anticipated in-lieu fee payments by developers into open space fund Future TIF, Bond Program and PID funding
REAL TAX REVENUE Tax Increment Financing District (TIF) Anticipated term - 30 years Anticipated funding priorities: Open space land acquisition Street and streetscape infrastructure including associated utility upgrades Affordable housing FIXED TAX BASE TAX INCREMENT POST-TIF TAX REVENUE 0 5 10 15 20 25 30 35 40 45 LIFE OF TIF DISTRICT 32
REAL TAX REVENUE Public Improvement District (PID) To be led by North Dallas Chamber and major property owners Inclusion of the Galleria property will be critical Funding priorities: Maintenance of open space and enhanced streetscape Gateway features and way finding signage Area circulators TAX INCREMENT FIXED TAX BASE 0 5 10 15 20 25 LIFE OF PID
DALLAS MIDTOWN REDEVELOPMENT PLAN FOCUS NORTH TEXAS 2014 Peer Chacko, AICP, Assistant Director, City of Dallas