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

1. Strategies for Revitalization
For an Inner-Ring Suburb
January 24, 2014
Ravi Shah, CBO, Assoc. AIA

2. Carrollton’s Philosophy:
Revitalization is key to a sustainable future

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. 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. 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. 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. 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. Clearly Defined Design Guidelines and Standards

9. Clearly Defined Corridor Aesthetic Expectations
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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. g
CORRIDOR BEAUTIFICATION PLAN

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. Old Denton Screening Wall: Before and After:

13. Belt Line Road Screening Wall: Before and After

14. Hebron Parkway at Capstone: Before & After

15. Keller Springs
Median Plantings

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. Before:

18. After:

19. Before:

20. After:

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. Before:

23. After:

24. Before:

25. After:

26. Before:

27. After:

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. Before:

30. After:

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. Before:

33. After:

34. After:

35. After:

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. Before:

38. After:

39. After:

40. After:

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. Before:

43. Soon:

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. Before:

46. Soon:

47. Retail Streetscape
Case Study: Josey Lane & Frankford Road

48. Before:

49. After:

50. Before:

51. After:

52. After:

53. After:

54. After:

55. Transit System Map
WE
ARE
HERE
YOU
ARE
HERE

57. Square
Carrollton’s 1st TOD and Public/ Private Partnership

59. 5/31/11

60. 8/2/12

61. Union at Carrollton Square Phase 2

62. Union at Carrollton Square Phase 2

68. 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.

69. Project Raiford
TRINITY MILLS

71. Vision to Design Guidelines

72. Courtyard by Marriott

73. New Single Family Neighborhood

74. Master Developer To Be Announced Soon!

75. Where Connections Happen