Main Street/ Central Expressway Study January 2013 Richardson, Texas ACKNOWLEDGEMENTS ACKNOWLEDGEMENTS CITY OF RICHARDSON HOK Bob Townsend, Mayor Mark Bowers Laura Maczka, Mayor Pro Tem Ignacio Mejia Mark Solomon, Council Member Farzine Hakimi Scott Dunn, Council Member Abbey Roberson Kendal Hartley, Council Member Meredith Matthews Steve Mitchell, Council Member Kelsey Berry Amir Omar, Council Member RICKER-CUNNINGHAM StaFF Anne Ricker Dan Johnson, City Manager Bill Cunningham David Morgan, Deputy City Manager Cliff Miller, Assistant City Manager KIMLEY-HORN AND ASSOCIates Don Magner, Assistant City Manager Kurt Schulte Michael Spicer, Director of Development Services Roy Wilshire Monica Heid, Community Projects Manager Rob Rae Sam Chavez, Assistant Director of Development Services - Planning Chelsey Cooper Keith Krum, Senior Planner Kathy Welp, Executive Secretary StrategIC COMMUNITY SOLUTIONS Cindy Wilson, Administrative Secretary Karen Walz Alexis Jackson ADDITIONAL StaFF SUPPORT Michael Massey TOWNSCAPE Susan Smith Dennis Wilson Dave Carter Jim Dulac Chris Shacklett Israel Roberts David McFadden Dan Tracy Mohamed Bireima Richardson, Texas 1 MAIN STREET/CENTRAL EXPRESSWAY STUDY TABLE OF CONTENTS INTRODUCTION Development Trends.............................................................................34 Project Background................................................................................6 Real Estate Opportunities.....................................................................35 Study Context.........................................................................................8 Market Demand....................................................................................36 Purpose...................................................................................................9 Residential Demand..............................................................................36 Objectives.............................................................................................10 Ownership Demand..............................................................................36 Study Process.......................................................................................11 Rental Demand.....................................................................................36 Public Involvement................................................................................12 Retail Demand......................................................................................38 Office Demand......................................................................................38 CORRIDOR OVERVIEW Industrial Demand.................................................................................38 Existing Land Use................................................................................14 Demand Summary................................................................................40 Existing Zoning.....................................................................................15 Demand Implications............................................................................42 Existing Structures................................................................................16 Conclusion............................................................................................43 Parcel Lot Coverage.............................................................................17 Existing Floodplain................................................................................18 BARRIERS Existing Traffic.......................................................................................19 Opportunities and Challenges..............................................................44 Existing Right-of-Way (ROW)...............................................................20 Findings............................................................................................44 Existing Bicycle/Pedestrian Access......................................................21 Parking..................................................................................................22 Opportunities....................................................................................44 Parcel Size...........................................................................................23 Challenges.......................................................................................47 Existing Assessed Values.....................................................................24 Conclusion............................................................................................49 Changes in Property Value...................................................................25 Property Ownership..............................................................................26 VISION FOR THE FUTURE Property Tenure.....................................................................................27 Corridor-Wide Concept.........................................................................50 Property Utilization................................................................................28 Sub Districts Conclusion............................................................................................29 Creative Corporate...........................................................................52 Gateway Commercial District...........................................................54 MARKET McKamy Spring District....................................................................56 Trade Area............................................................................................30 Trailside District................................................................................58 Economic and Demographic Characteristics........................................31 Central Place....................................................................................60 University of Texas at Dallas (UTD) Students......................................32 Main Street District...........................................................................64 Lifestyle Segments................................................................................33 Chinatown........................................................................................68 Development Trends Affecting Trade Area...........................................34 Interurban District.............................................................................70 2 January 2013 TABLE OF CONTENTS TABLE OF CONTENTS Arapaho Business District................................................................72 Focus Area ‘A’...............................................................................108 Rustic Circle.....................................................................................74 Focus Area ‘B’................................................................................110 Civic District......................................................................................76 Focus Area ‘C’...............................................................................112 Framework Plan...................................................................................78 Economic Feasibility of Catalyst Projects......................................116 Land Use Framework.......................................................................78 Leveraged Investment....................................................................118 Adaptive Reuse.............................................................................79 Civic/Institutional...........................................................................80 IMPlementatION Commercial Office.........................................................................81 Strategy Elements...............................................................................120 Corporate Campus........................................................................82 Guiding Principles...............................................................................120 Freeway Commercial....................................................................83 Actions for Change.............................................................................122 Mixed-Use/Chinatown...................................................................84 Conclusion..........................................................................................136 Mixed-Use/Main Street..................................................................85 Mixed-Use/Central Place..............................................................86 APPENDIX I - PUBLIC Involvement.........................................................142 Park/Open Space Opportunity......................................................87 Single-Family Residential..............................................................88 APPENDIX II - PSYCHOGRAPHICS..............................................................276 Townhome.....................................................................................89 Transit Oriented Development......................................................90 APPENDIX III - IMPlementatION matrIX................................................286 Utility..............................................................................................91 Transportation Framework...............................................................92 Main Street and Polk Alternative Design Concepts......................94