bush turnpike station plan presentation
TRANSCRIPT
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Planning and ZoningPlanning and ZoningStrategies for theStrategies for the
Bush Turnpike StationBush Turnpike Station
Richardson City Counciland
City Plan CommissionJoint Work Session
June 7, 2010
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Meeting ObjectivesMeeting Objectives
Orientation to the SiteOrientation to the Site
Introduction of the TeamIntroduction of the Team
Introduction of the Development Goals and Introduction of the Development Goals and ObjectivesObjectives
Mutual Alignment of Developer Goals and MethodsMutual Alignment of Developer Goals and Methods–– Landowner/LandownerLandowner/Landowner
–– Landowners/CityLandowners/City
–– City Council/CPCCity Council/CPC
Feedback to Initial Concepts and Approval Feedback to Initial Concepts and Approval ProcessesProcesses
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110 acres of prime, vacant land adjacent to the Bush Station110 acres of prime, vacant land adjacent to the Bush Station Additional 180 acres in close proximityAdditional 180 acres in close proximity Only rail station in Richardson with atOnly rail station in Richardson with at--grade access and greenfield grade access and greenfield
opportunities on two sidesopportunities on two sides ““In real estate lingo, locations like the Richardson property areIn real estate lingo, locations like the Richardson property are described described
as the corner of Main Street and Main Street, meaning theyas the corner of Main Street and Main Street, meaning they’’re top notch.re top notch.””Steve Brown, Dallas Morning News, August 31, 2009Steve Brown, Dallas Morning News, August 31, 2009
Location, Location, Location
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Convergence of ActivitiesConvergence of Activities
US 75/PGBT Regional Access and UpgradesUS 75/PGBT Regional Access and Upgrades
Trails DevelopmentTrails Development
Intermodal Connector: Road to RailIntermodal Connector: Road to Rail
Intersection UpgradesIntersection Upgrades
Cotton Belt Interface: Rail to RailCotton Belt Interface: Rail to Rail
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Cotton BeltCotton Belt
Cotton Belt Conceptual Engineering and Funding Cotton Belt Conceptual Engineering and Funding Study Completed by NCTCOGStudy Completed by NCTCOG
DART and NCTCOG Pursuing Accelerated DART and NCTCOG Pursuing Accelerated ImplementationImplementation
DART Initiating Preliminary Engineering DART Initiating Preliminary Engineering Environment Impact Statement / Location AnalysisEnvironment Impact Statement / Location Analysis
NCTCOG Release of RFP for NCTCOG Release of RFP for ““Innovative Financing Innovative Financing InitiativesInitiatives””
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Magnitude of the Bush Turnpike Magnitude of the Bush Turnpike Station Area PossibilitiesStation Area Possibilities
(TOD areas to scale)
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Caliber of the PartnersCaliber of the Partners
Bush/75 LtdBush/75 Ltd–– Parliament GroupParliament Group
–– Gateway PlanningGateway Planning
–– KimleyKimley--HornHorn
CaruthCaruth–– Good Fulton & FarrellGood Fulton & Farrell
–– TranswesternTranswestern
–– US Trust Bank of AmericaUS Trust Bank of America
–– Republic TitleRepublic Title
DARTDART
NCTCOGNCTCOG
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BackgroundBackground
COR History in Promoting TODCOR History in Promoting TOD–– Urban Land Institute Advisory Panel Report (2000)Urban Land Institute Advisory Panel Report (2000)
–– Galatyn ParkGalatyn Park
–– Spring Valley Area Plan/Brick RowSpring Valley Area Plan/Brick Row
–– Arapaho Station Area PlanArapaho Station Area Plan
–– UTDUTD--Cotton Belt Rail Station Master PlanCotton Belt Rail Station Master Plan
–– Celebrating Leadership in Development Excellence Celebrating Leadership in Development Excellence
2003 2003 –– Richardson TOD Frequently Asked QuestionsRichardson TOD Frequently Asked Questions
2007 2007 –– Spring Valley Station District (Brick Row)Spring Valley Station District (Brick Row)
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Critical Roles of the City in TODCritical Roles of the City in TOD
Zoning and Development RegulationsZoning and Development Regulations–– Creating new categories to accommodate preferred Creating new categories to accommodate preferred
developmentdevelopment
InfrastructureInfrastructure–– Partnering with development community to provide Partnering with development community to provide
necessary infrastructure necessary infrastructure –– streets, utilities, drainagestreets, utilities, drainage
Land Development/RedevelopmentLand Development/Redevelopment–– Marketing station areasMarketing station areas
Financial StrategiesFinancial Strategies–– Public/Private Partnerships agreementsPublic/Private Partnerships agreements
–– TIFTIF
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Issues/TimingIssues/Timing
Property owners need to acquire appropriate Property owners need to acquire appropriate development rights to facilitate TODdevelopment rights to facilitate TOD
Zoning will be initiated by the property owners, not Zoning will be initiated by the property owners, not the Citythe City
City needs to plan for infrastructure requirementsCity needs to plan for infrastructure requirements
Secure/protect preferred route of Cotton Belt Secure/protect preferred route of Cotton Belt interface at the Bush Stationinterface at the Bush Station
Future NCTCOG Sustainable Development Future NCTCOG Sustainable Development Funding Funding –– Identification of development partnersIdentification of development partners
–– Necessary zoning regulations in placeNecessary zoning regulations in place
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Proposed ScheduleProposed Schedule
June June –– Joint Worksession KickJoint Worksession Kick--offoff
July July -- formal zoning applications filed by property formal zoning applications filed by property ownersowners
AugustAugust--Sept Sept –– staff review of proposed zoning, staff review of proposed zoning, traffic and infrastructure planstraffic and infrastructure plans
October October –– CPC Public HearingCPC Public Hearing
November November –– 22ndnd CPC meeting if necessaryCPC meeting if necessary
November November –– City Council Public Hearing(s)City Council Public Hearing(s)
December December –– adoption of ordinancesadoption of ordinances
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Bush/75 Regional Transit CenterTOD Master Plan and Code Framework
Joint City Council & Plan Commission Work SessionJune 7, 2010
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Presentation Overview• About the Consulting Team• The New Economics of Place• Regional Context• The Richardson Context• Regional TOD – Bush/75 Partners
– Framework Plan– Illustrative Master Plan– TOD Zoning Code Framework– Design of Livable Streets
• Regional TOD – Caruth– Framework Plan– Development Character– Illustrative Plan– Roadway Sections
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About the Consulting TeamGateway Planning Group, Inc.
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About Gateway Planning Group, Inc.
• Specializes in economic development through placemaking
• Focus on town planning and implementation of mixed use through form-based codes and public-private partnerships
• Downtown Redevelopment –McKinney, Roanoke, Hutto, Duncanville, Texas, Owensboro, Kentucky
• TOD’s & New Communities –Verano, San Antonio, North Richland Hills, Jersey Village, Texas
City of North Richland HillsTOD Regulating Plan
Vision for City of Jersey Village TOD
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Downtown McKinney
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Oak Street, Roanoke
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Verano/Texas A&M, San Antonio
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The New Economics of Place
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Value CaptureWhat type of development sustains value?
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Conventional DevelopmentConventional Development
• Buffers instead of transitions
• Lack of a transportation network
• Not pedestrian-friendly, not transit-friendly
• Narrowly stratified market
• Planned obsolescence, so constructed accordingly
• Value drops when the intended use no longer viable
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Neighborhood DevelopmentSustainable Development
• Transitions instead of buffers
• A network of transportation, encouraging choice
• Broad market (families, empty-nesters, young professionals etc.)
• Planned to endure
• Change of use often times instead of redeveloping
• Value holds when the current use is no longer viable
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Regional Context
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At the Crossroads
• Highways– US 75– George Bush Turnpike
• Arterials– Plano Road– Renner Road– Routh Creek Pkwy
• Bicycle & Pedestrian Trails
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An area ideally positioned for high density, mixed use development
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Regional Context
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Long-term growth potential
• Existing regional highways, future Cotton Belt service to DFW Airport, improvements to existing DART service, and future reverse commuting would allow significant development at this location
• Existing park and ride facility does not have to be sacrificed for new development and can be improved to increase parking capacity
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The Feds and NCTCOG are looking for regions, communities and projects that are
investing in Sustainable Development18
The Richardson Context
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Future Land Use Plan
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Prior TOD Planning Efforts
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City of Richardson Parks, Recreation and Trail Master Plan
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Spring Creek Trail under constructionSpring Creek Trail south towards Spring Creek Nature Area
Spring Creek Trail under construction
• Bicycle & Pedestrian Trails
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Regional TOD – Bush/75 Partners
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Bush/75 Station & Site
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Regional Transit Center Framework Plan
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Transportation Considerations
• Strong advocates for Cotton Belt transfer connection at Bush/Turnpike Station
• Plano Road – encumbered by traffic from Plano and Allen that should be on US 75
• Renner Road – encumbered by traffic from Wylie, Sachse, and Murphy that should be on PGBT
• Thoroughfare Plan modifications needed to accommodate the plan;– Internal street cross-sections– Plano Road at Renner Road Intersection
• Impacts to be jointly and thoroughly evaluated
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TOD Master Plan (Illustrative Only)
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TOD Zoning Code Framework
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Zoning Approach : Planned Development District
• Form-based approach instead of a use-based approach
• Based on the TOD Master Plan and Vision
• Standards tailored to achieve distinct “development character” in different locations of the TOD
• Zoning standards to address:– Development standards by character zone– Building design standards– Parking (surface, structured, and on-street)– Public space design standards (streets and open space)
• Prescriptive development and design standards to be combined with a streamlined administrative approval process (making it easy to do the right thing)
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Zoning Framework – ExampleCity of North Richland Hills TOD Code
Regulating plan (zoning map) establishes character zones, street types, and other special requirements
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Zoning Framework – ExampleCity of North Richland Hills TOD Code
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Bush/75 TOD - Proposed Character Zones
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TOD Core
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TOD Mixed Use
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Urban Neighborhood
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Arterial Mixed Use
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Civic & Open Space Design
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Civic & Open Space Design
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Design of Livable Streets
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Street Designations
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Infocom Drive
• 4-lane with bike lanes• Reverse angled parking• Sidewalk café environment
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Infocom Drive
Salt Lake City, UTPottstown, PA
Jacksonville, FL
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Routh Creek Drive
• 2-lane roadway• Parallel parking• Park/trails along the creek side
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Commercial Street “A”
• 2-lane roadway• Parallel parking on both sides• “Main Street” with sidewalk cafés• High quality pedestrian environment
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Commercial Street “B”
• 2-lane roadway• Parallel parking on both sides• Provides for service and
parking access
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Avenue I
• 2-lane divided with median• Parallel parking on both sides• Provides for a major entry way
into the TOD
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Avenue II
• 2-lane divided with median• Parallel parking on both sides• Provides for a major entry
way into the TOD
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Court Street
• One lane, one-way street• Parallel parking on one side• Park/open space frontage
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“A” & “B: Street Designations
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• Used to designated streets based on the development context along the street
• “A” Streets – Provide for a more continuous pedestrian experience along the street, fewer breaks in the streetwall, and limit driveway access
• “B” Streets – Provide for more service and auto-oriented uses
“A” & “B: Street Designations
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“A” & “B: Street Designations
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Sample Code Pages – Building Form Standards
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Sample Code Pages – Building Design Standards
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Fundamental Opportunities
• Market-driven to take advantage of regional transportation infrastructure and premier location
• Character zone/form-based versus use-based zoning
• Prescriptive development and design standards to be combined with a streamlined administrative approval process
• Carefully designed open spaces, streets and street network to take advantage of TOD environment
• Mixed use designed to provide amenities for area neighborhoods
• Accommodates Richardson's vision for TODs and Cotton Belt Regional Rail
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About the Consulting TeamGood Fulton & Farrell
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Who we are
Architecture, Interior Architecture, Master Planning and Landscape Architecture Services
Ranked as one of the Top 25 U.S. Firms and the #1 Texas Firm by ARCHITECT Magazine
Three times selected as Dallas AIA Firm of the Year
Staff of 60 in Dallas
Nationally Recognized Sustainability Practice - 17 LEED Accredited Professionals
Good Fulton & Farrell
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Who we are Principal-Led Teams
Culture of Civic Involvement, Collaboration & Stewardship
Diverse Practice Profile: 1/3 Real Estate, 1/3 Institutional, 1/3 Corporate
Other recent national rankings:• Top 250 Firms #141 by Architectural
Record • Best Architecture Firm to Work For”
#8 by ZweigWhite• Best Mid-Size Architecture Firm to
Work For” #6 by ZweigWhite• Top 100 Green Design Firms #85 by
Engineering-News Record
Good Fulton & Farrell
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17 Seventeen and Park 17Granite Properties and Gables Residential
Dallas, Texas2010
Who we are
Good Fulton & Farrell
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3636 McKinneyGables Residential Tract andCityplace Company
Dallas, Texas2006
Who we are
Good Fulton & Farrell
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Park LaneHarvest Partners
Dallas, Texas2009
Who we are
Good Fulton & Farrell
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West 7th & University Mixed UseCypress Equities
Fort Worth, Texas2008
Who we are
Good Fulton & Farrell
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Headquarters Offices atOld ParklandCrow Holdings, Inc.
Dallas, Texas2008
Who we are
Good Fulton & Farrell
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Regional TOD –Caruth
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Bush Turnpike Station Vicinity & Site (East of U.S. 75)
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Bush Turnpike Station Vicinity & Site (West of U.S. 75)
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Caruth Tracts Vicinity Map
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Caruth Tracts Framework Plan
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Caruth Tracts Development CharacterTOD Core
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Caruth Tracts Development CharacterTOD/Freeway Hi-Rise
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Caruth Tracts Development Character
TOD Mixed Use
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Caruth Tracts Development Character
Arterial Mixed Use
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Caruth Tracts Development CharacterUrban Neighborhood
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TOD Master Plan (Illustrative Only)
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Caruth Tracts Illustrative Master Plan
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Open Space/Plazas
Spring Creek Trailunder construction
Spring Creek Trailunder construction
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Open Space/Plazas
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Caruth Tracts Roadway Sections
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Caruth Tracts Roadway Sections
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Caruth Tracts Roadway Sections
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Fundamental Opportunities for Overall TOD
• Carefully designed open spaces, streets and street network to take advantage of TOD environment
• Mixed use designed to provide amenities for area neighborhoods
• Accommodates Richardson's vision for TODs and Cotton Belt Regional Rail
• Positioned to absorb substantial, quality regional growth
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The 1997 Bond Program allocated $5,100,000 for Neighborhood Vitality Program projects
Project selection was based on Calls for Projects in 1998 & 1999
$4,350,000 - Entry features/screening walls
$750,000 - Bridge enhancements
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The 2006 Bond Program allocated $4,370,000 for Neighborhood Vitality Program projects
Project selection was based on a Calls for Project in 2006
$3,000,000 - Entry features/screening walls
Three walls as required by the City’s current development standards
$1,370,000 - Buckingham, Campbell, Park Bend
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The 2010 Bond Program allocated $2,000,000 for Neighborhood Vitality Program projects
Upon completion of construction of all projects included in the 2006 Neighborhood Vitality Program, the remaining funds will be added to the above allocation.
Current estimate is approximately $800,000.
Sidewalks (Approximately $400,000)
Vitality Projects (Approximately $400,000)
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Project Status
Duck Creek Complete
Greenwood Hills Complete
Heights Park Complete
Waterview Preservation Complete
Buckingham Road Under Construction
Cottonwood Creek Under Construction
Richland Park/Oaks Under Construction
Owens Park Under Construction
JJ Pearce Award on 6-14-10
North College Park Award on 6-14-10
Northrich Award on 6-14-10
Richardson Crossing Award on 6-14-10
Project Funding Goal
Maximize the impact of the available funding by selecting projects that provide the greatest overall benefit to the entire community and allow dollars to be invested in as many neighborhoods as possible.
Recommended Project Scope
The construction of screening walls in side yards along arterial streets
The construction of entry features adjacent to arterial streets
The enhancement of existing screening wall end caps
The enhancement of bridges and culverts within residential neighborhoods
The incorporation of significant landscaping into existing common areas
Examples of Projects Not Within Recommended Scope
Demolishing / reconstructing screening walls
Repairing / adding veneer to an entire screening wall
Adding lighting to existing landscaping
Adding street lights
Closing streets / adding controlled access gates
Adding water features
Adding landscaping / irrigation to existing beds
Timeline
June 15th – Application period begins
August 16th – Application period ends. Submittals must be received by Neighborhood Services by 5:00 pm.
August/September - Staff will evaluate submittals and conduct follow-up interviews with applicants if necessary.
October/November – Project selection by the City Council.
Promotion & Awareness
Call For Projects Application Packet
Promotion & Awareness
Call For Projects Application Packet
Richardson Today Article - July Edition
Week In Review - July & August
Email Update Feature - Late July / Early August
Online at www.cor.net/ns
Next Steps
Incorporate City Council feedback and suggestions
Officially announce Call for Projects on June 15th at Presidents Meeting