Post on 29-Mar-2015
CDS | Spillette / DeShazo Tang / / PavlikFebruary 4, 2009
Hurst – Bellaire Redevelopment PlanExisting Conditions and Economic Analysis Summary
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Economic Analysis – basis for alternatives developed, analyzed, and designed
Strengths and Opportunities
•Support for moderately-priced new single family development based on recent sales•Large redevelopment tracts possible (8, 10, 12 acres)•Connectivity to surrounding area pretty good (SH 121/183, SH 10)•Artisan Center Theater
Weaknesses and Challenges
•Concentration, age, and condition of apartments•Retail oversupply, age and property condition, and nearby competition strong•Internal connectivity not good
Therefore, Market-Based Focus for Conceptual Design Plans:
Redevelopment into single family, limited retail, and limited mixed-use / multifamily
CDS | Spillette / DeShazo Tang / / Pavlik
Conceptual Design Planning Surrounding Context Map
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Existing Transportation Plan: Links to freeways available.
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Current Zoning
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Parcel Re-Development Opportunities
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Opportunities and Constraints
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Critical Success Factors for any Plan or Redevelopment
• Physical connections and linkages for vehicular and non-motorized travel
• Re-orientation of the commercial strip center(s)
• Carve out under-utilized large parking fields for maximized opportunity
• Create a public plaza or permanent open space for community events, perhaps representing Hispanic community
• Link Parks to the surrounding neighborhood
• Create an arts / entertainment district
• Fill-in and connect pedestrian linkages and sidewalks with street grid design
• Find home for a police sub-station
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Alternatives Concepts Investigated:
Redevelop the Theater vs. Theater Moves Away
Internal Plaza Orientation vs. Pipeline Orientation
Add Internal Roads vs. No Circulation
200,000 SF Retail vs. 100,000 SF Retail
Community Arts District Focus vs. Neighborhood Focus
Pipeline as Vehicular Thoroughfare vs. Pipeline as Pedestrian Focus
Focus Around Intersection(s) vs. Focus Around Park(s)
Not an option
The Arts / Entertainment DistrictAlternative
The NeighborhoodAlternative
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The Neighborhood Alternative:• Intimate, neighborhood scale; add character with a focus and attention to Bellaire Park
• Small cultural gathering opportunities such as a band stand
• Small neighborhood retail opportunities centered between Pipeline Road and the neighborhood park
• Pipeline as pedestrian oriented streetscape scale for Pipeline Road with on-street parking
• Internal street network for increased pedestrian, bicycle and vehicular circulation as link from neighborhood to park.
CDS / Spillette / DeShazo Tang / / Pavlik
The Art / Entertainment District Alternative:• Focus on creating an Art and Entertainment District and Redevelop the Artisan Theatre
•Internal focus around a main street plaza and
gathering space
•Create a larger community commercial node at the intersection of Pipeline and the re-alignment of Brown Trail
•Re-define Pipeline as a boulevard road supporting vehicular circulation as an east-west thoroughfare
• Same. Internal street network for increased pedestrian, bicycle and vehicular circulation, but more to/from central district.
The Neighborhood – 1st Phase Opportunity
CDS | Spillette / DeShazo Tang / / Pavlik
• Introduce opportunity for mixed-use product and replace retail displaced
• Create home for Police sub-station for additional
safety and interaction with community
•Create direct street and sidewalk access around park
for added safety and accessibility by surrounding community
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The Neighborhood – 2nd Phase Opportunity
CDS | Spillette / DeShazo Tang / / Pavlik
• Transition retail to mixed-use product along Pipeline
• In-fill Single Family homes to create a neighborhood with a street grid network
• Provide various lot sizes and product type opportunities
• Meet current demand for market supported single family product and establish
a neighborhood density that would then support future demand opportunity for attached housing of proposed full build-out
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The Neighborhood – Full Build-out of Proposed Alternative
CDS | Spillette / DeShazo Tang / / Pavlik
Unit Counts
Single Family Lots: 176
Small Single Family Lots: 55
Single Family Attached: 153
Square Feet Counts
Multi Family Attached: 525k
Mixed-Use (1st floor retail): 88k
Mixed-Use (2 floors res): 225k
Police Sub-Station: 6k
Parking Required: ~ 1,418
Parking Provided: ~ 1,300
*Off-Street Parking not included in calculations and is proposed along Pipeline to support Mixed-Use product.
*Parking requirements reduced to: 1.5/du, 1/300sqft retail. Multi Family and Mixed-Use assumed 3 floors.
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CDS | Spillette / DeShazo Tang / / Pavlik
The Neighborhood – Meeting Critical Success and Sustainable Opportunities
Critical Success Factors Physical connections and linkages for vehicular and non-motorized
Fill-in and connect pedestrian linkages
LEED-ND Opportunities
Connect street grids through project (NPDp1)
Expand street grid density and connectivity through site (NPDc8, NPDc11)
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CDS | Spillette / DeShazo Tang / / Pavlik
The Neighborhood – Meeting Critical Success and Sustainable Opportunities
Critical Success FactorsRe-orientation of commercial with Mixed-Use along Pipeline Road
Maximize use of under-utilized large parking fields for opportunity
LEED-ND Opportunities
Maintain sustainable percent of services for a mix of uses based on market demand (NPDc2)
Enhance densities (NPDp2, NPDc1)
Reduce impervious surface area of surface parking (NPDc6)
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CDS | Spillette / DeShazo Tang / / Pavlik
The Neighborhood – Meeting Critical Success and Sustainable Opportunities
Critical Success FactorsCreate a public plaza or permanent open space for community events representing Hispanic community
Link Bellaire Park to the surrounding neighborhood
LEED-ND Opportunities
Enhance outdoor public space (NPDc12)
Reduce heat island effects with landscaping (GCTc10)
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CDS | Spillette / DeShazo Tang / / Pavlik
The Neighborhood – Meeting Critical Success and Sustainable Opportunities
Critical Success FactorsFind home for a police sub-station
LEED-ND Opportunities
Introduce Internal bike network (SLLc5)
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The Art / Entertainment District – 1st Phase Opportunity
CDS | Spillette / DeShazo Tang / / Pavlik
• Create Boulevard on Pipeline with key pedestrian
intersections
• Create home for Police sub-station for additional
safety and interaction with community
•Introduce opportunity for mixed-use product
• Align Brown Trail for direct connection to highways
• Create new home for Artisan Theatre sharing surface parking
•Create direct access of streets and sidewalks around park for safety and accessibility
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The Art / Entertainment District – 2nd Phase Opportunity
CDS | Spillette / DeShazo Tang / / Pavlik
• In-fill retail opportunity at major intersection
• In-fill Single Family homes that create neighborhood grid street network
• Provide various lot size opportunities
• Meet current demand for market supported single family product and establish
a neighborhood density that would then support future demand opportunity for attached housing of proposed full build-out
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The Art / Entertainment District - Full Build-out of Proposed Alternative
CDS | Spillette / DeShazo Tang / / Pavlik
Unit Counts
Single Family Lots: 177
Small Single Family Lots: 35
Single Family Attached: 126
Square Feet Counts
Multi Family Attached: 422k
Mixed-Use (1st floor retail):108k
Mixed-Use (2 floors res): 216k
Police Sub-Station: 10k
Retail: 18k
Theatre: 30k
Parking Required:
~1,483
Parking Provided Surface:
~1,100
Parking Provided Structure:
~340
*Off Street Parking not included in calculations and is proposed along the internal main street art district.
*Parking requirements reduced to: 1.5/du, 1/300sqft retail, Multi Family and Mixed-Use assumed 3 floors, 4 floors parking structure, 500 seat theatre.
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The Art / Entertainment District – Meeting Critical Success and Sustainable Opportunities
CDS | Spillette / DeShazo Tang / / Pavlik
Critical Success Factors Physical connections and linkages for vehicular and non-motarized
Fill-in and connect pedestrian linkages
LEED-ND Opportunities
Connect street grids through project (NPDp1)
Expand street grid density and connectivity through site (NPDc8,
NPDc11)
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The Art / Entertainment District – Meeting Critical Success and Sustainable Opportunities
CDS | Spillette / DeShazo Tang / / Pavlik
Critical Success FactorsRe-orient commercial with Mixed-Use along Pipeline Road
Carve out under-utilized large parking fields for maximized opportunity
LEED-ND Opportunities
Enhance densities (NPDp2, NPDc1)
Maintain sustainable percent of services for a mix of uses based on market
demand (NPDc2)
Reduce impervious surface area of surface parking (NPDc2)
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The Art / Entertainment District – Meeting Critical Success and Sustainable Opportunities
CDS | Spillette / DeShazo Tang / / Pavlik
Critical Success FactorsCreate a public plaza and internal main street
New street can be closed for events and become pedestrian zone
Maybe focus on Hispanic community
Create an arts district
LEED-ND Opportunities
Introduce bus and transportation options (Highly recommended to support reduced parking and district concept) (SLLc4)
Enhance outdoor public space (NPDc12)
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The Art / Entertainment District – Meeting Critical Success and Sustainable Opportunities
CDS | Spillette / DeShazo Tang / / Pavlik
Critical Success FactorsLink Bellaire Park to the surrounding neighborhood
Fill-in and connect pedestrian linkages, add green spaces
LEED-ND Opportunities
Enhance outdoor public space (NPDc12)
Reduce heat island effects with landscaping (GCTc10)
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The Art / Entertainment District – Meeting Critical Success and Sustainable Opportunities
CDS | Spillette / DeShazo Tang / / Pavlik
Critical Success FactorsFind home for a police sub-station
LEED-ND Opportunities
Introduce bike network (SLLc5)
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Southeast Hurst and Bellaire Sustainable Development Plan
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Safe Routes to School
Re-Build Bellaire Dr.
Artisan Concept
Critical Success Factors• Physical connections and linkages• Link Park to the surrounding neighborhood• Re-orientation of the retail strip center(s) • Find home for a police sub-station• Re-use under-utilized large parking land • Create permanent open space for community events representing Hispanic community• Foster arts / entertainment district• Fill in with street grid design
Concept Plan
Stakeholders
• Property Owners
• Residents
• Bedford
• Artisan, tenants
• JPS, Tarrant Co., United Way, HEB ISD, Parks Dept.
Next Steps
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• Community input now to end of March• Staff outreach to stakeholders, owners, others• Newsletter, Business Quarterly• Draft Plan Preparation
• Draft back to City – mid-March• Draft financial recommendations from consultants
• Presentation to key groups• Joint P&Z, EDAC, City Council – late March• Stakeholder meeting, community meeting• Input back to consultants
• Final Report – mid- to late April• Recommended schedules, strategies, responsibilities
• If developer/owner and project identified….Potential for application to NCTCOG’s current call for sustainable development implementation projects
CDS | Spillette / DeShazo Tang / / Pavlik