State Highway 183 Overlay District

Maps within this ordinance are for informational purposes and may not have been prepared for or be suitable for
legal, engineering, or surveying pruposes. They do not represent and on-the-ground survey and represent only
the approximate relative location of property or zoning district boundaries.
State Highway 183 Overlay District
City Council Work Session
December 8, 2010
Strategic Goal No. 1:
Strategic Goal No. 2:
Strategic Goal No. 3:
Strategic Goal No.10:
Land Use
Vibrant Neighborhoods
Economic Development
Environmentally Sustainable
Community
Our Mission: Deliver exceptional services and
promote a high quality of life for residents, visitors
and businesses
SH 183
Outline
• Team
• Objective
• Issues addressed by overlay
• Expected results
• Process
• Review of changes
• Moving forward with overlay
• Update on construction progress
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SH 183
Team
• Planning and Inspections
• Real Estate & Development
• Public Works and Transportation
• Capital Improvement Program
• Community Services
• City Attorney’s Office
• Greater Irving-Las Colinas Chamber of
Commerce
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SH 183
Objective
Adopt an overlay district to regulate new development
and redevelopment along the State Highway 183
corridor, including the Texas Stadium site
Maps within this ordinance are for informational purposes and may not have been prepared for or be suitable for
legal, engineering, or surveying pruposes. They do not represent and on-the-ground survey and represent only
the approximate relative location of property or zoning district boundaries.
4
SH 183
Issues Addressed by Overlay
• Standards for new development
• Standards for existing development
• Land uses
• Guidelines for public right-of-way
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SH 183
Expected Results
• Improved appearance of corridor
• Consistency of standards/community identity
• Enhanced retail, dining, entertainment, and
employment opportunities
• Attract visitors
• Sustainable tax base
• Pleasant environment coming home or
traveling to work in Irving
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SH 183
Process
•
Weekly staff policy meetings - July 2009 to January 2010
•
Presented draft to City Council – November 4
•
Presented follow-up report to City Council – January 13
•
Meetings with stakeholders - week of February 8
•
Follow up meetings with property owners, others
•
Presented recommendations for changes to Planning &
Development Committee – May 27 and October 21
•
Briefing to City Council – December 8, 2010
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SH 183
Public Input Opportunities
• Over 60 meetings, both internal and community
▪
7 - Presentations to City Council/P&D Committee
▪
1 - Presentation to Planning and Zoning Commission
▪
4 - Stakeholder meetings the week of February 8
with 282 attendees
▪
3 - Non-city public meetings
▪
5 - Formal presentations to community groups
▪
Over 40 meetings/conversations with property owners,
others
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SH 183
Changes to Draft Ordinance
Overall
Adjusted boundaries to exclude D/FW Airport;
added undeveloped University of Dallas property
Why include vacant UD property?
Pro
• Consistent standards for
entire area
• Adds uses to current
zoning (mixed use, TOD)
• Higher landscaping & site
design standards
Con
• Standards could conflict
with current campus
architectural theme and
layout
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Responses to
Voice of the Customer
SH 183
Overall
Reduced tree requirement from 1:25 ft. to
1:30 ft. to address business visibility concerns
Adjusted minimum parking requirements
Added provision that existing buildings need
not be demolished to create the required
landscape buffer
Eliminated requirement for 30 ft. irrigated
grass strip for vacant properties
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Responses to
Voice of the Customer
SH 183
Overall
Replaced comprehensive requirement to
underground on-site utilities with requirement to
underground utilities when parking lots upgraded
Cost: Private - $3000 (new meter) + $100/ft.
Franchise - $200 - 400/ft. + easement acquisition costs
Added standards and guidelines for transitoriented and mixed use development
Added a “conflict resolution” section
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Responses to
Voice of the Customer
SH 183
Auto Dealerships
Eliminated limits on transfers of franchises
Added provision to allow existing full-service
used car dealerships with 5 acres of land, a
20,000 sq. ft. sales & service building, and
min. 100 spaces
Clarified tree/screening requirements for auto
display lots vs. parking lots
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Responses to
Voice of the Customer
SH 183
Auto Dealerships
Added guidelines for canopies
Extended time for vacant nonconforming auto
dealerships to re-open from 12 to 24 months
Reduced setback for screened outside storage
associated with auto dealers from 200 ft. to
100 ft.
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SH 183
Properties Removed
from Original Nonconforming List
• Carmax – 3100 W. Spur 482
(meets requirements for full service used auto sales)
• Saturn of Irving - 200 E. Airport Fwy.
(rezoned for medical clinic)
• Village Lincoln – Mercury - 400 E. Airport Fwy.
(rezoned for aircraft repair training school)
• Concord Autoplex – 100 W. Airport Fwy.
(zoning application submitted for retail redevelopment)
• Mitsubishi - 2111 Rose @ Airport Fwy.
(recommended to remain zoned for auto sales)
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SH 183
Properties
Becoming Nonconforming
•
DFW Auto Sales – 5200 W. Airport Fwy. (active)
•
McDavid Truck Sales – 3900 W. Airport Fwy. (vacant)
•
Drive Time – 100 E. Airport Fwy. (active)
•
AutoNation – 1251 E. Airport Fwy. (vacant)
•
Volvo – 2200 Carl Road (vacant lot)
•
Central Freight – 2615 Spur 482 (active)
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Number of
Auto Dealerships
SH 183
• 32 lots for 20 dealerships when project began
• 26 lots for 14 dealerships when project is
complete (includes 2 active nonconforming)
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SH 183
Moving Forward with Overlay
• New stakeholder presentations/meetings
• Prepare final draft
• Public hearings before Planning and
Zoning Commission and City Council
• Final ordinance presented to Council for
adoption – February 3, 2011
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SH 183
Construction
and Development Progress
• TxDOT Right-Of-Way progress
▪
▪
▪
▪
221 of 342 (65%) parcels acquired
33 of 65 (50%) buildings demolished; 5 pending
Cost paid to date: $154 M
Remaining cost: $124 M
• TxDOT Relocations
▪ 87 of 162 (54%) completed
▪ 27 Residential Displacees (2 households, 25 multifamily)
▪ 60 Commercial Displacees (35 relocated in Irving)
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SH 183
Construction
and Development Progress
• Sound wall Project
▪
▪
▪
▪
$7 M contract awarded
1st step in visual impact
Construction starts March 2011
Includes frontage roads
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SH 183
Sound Wall Location Map
Maps within this ordinance are for informational purposes and may not have been prepared for or be suitable for legal, engineering, or surveying pruposes.
They do not represent and on-the-ground survey and represent only the approximate relative location of property or zoning district boundaries.
20
SH 183
Economic Development
•
•
•
•
•
•
•
•
7-11
Climate Controlled Storage
Los Lupes
Aspen Creek
Whataburger
Dialysis Facility
Aviation Institute of Maintenance
State Bank of Texas
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SH 183
Economic Development
Aspen Creek
Whataburger
7-11
State Bank of Texas
Climate Controlled Storage
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SH 183
Communication Plan
• www.cityofirving.org
▪ Traffic/Road Construction link on front page
» Fact Sheet
» Link to TxDOT website
• TxDOT Public Meetings and TxDOT
advisories
• Direct mail outs
• Personal contacts
• ICTN coverage
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State Highway 183
Discussion
State Highway 183/Loop 12
Intersection looking west
October 6, 1960
Irving will be the model for safe and beautiful
neighborhoods, a vibrant economy and exceptional
recreational, cultural and educational opportunities