2015 CLIDE Awards Winners
Throughout the year we promote different CLIDE Award winners in various regional publications.
The Belmont Hotel Development originally began in 1999 with the cleaning of a brownfield site adjacent to the hotel. The hotel redevelopment began in March of 2004. It has been painstakingly restored back to its original form. With an approximately nine acre development site, The Belmont Hotel is neighbors with The Villas residential development, an award winning restaurant, urban veterinary clinic, health club, photography studio and future kiosk retail site.
The Belmont Hotel was built in 1946 by JB Malone and designed by famed regional architect Charles Dilbeck as an example of the Art Moderne design. The new development around the hotel respects the original architecture of the hotel. For example, the Villas Development took cues from the hotel in it’s design. It also takes advantage of the hill which provides residents of the Villas Development and patrons of the hotel with magnificent views of the Dallas city skyline. The whole development has been enhanced with xeroscaping. What was once a neglected hotel has transformed into a place that encourages residents, locals and tourists to gather at the hotel bar, restaurant, health club and at the open markets.
In its infancy the Belmont Hotel Development included a decrepit, “pay by the hour”, asbestos filled hotel, the shell of a long shuttered restaurant, an old print shop and an abandoned 1920’s Tudor residence. It also included a four acre Brownfield site at the top of the hill. The combined value of all these properties was a very generous $2,600,00.00. Yet through a combination of vision, fortitude, perseverance, and a little luck the Belmont Hotel Development now consists of a renovated 1940’s art moderne hotel named by Southern Living Magazine as one of the best hotels in Dallas, the Nationally recognized Smoke Restaurant, the Clairvista Vitality Health Club, the Manny Rodriguez Photography studio and MetroPaws Veterinary clinic, and now resting on top of the hill is the thirty three lot Villas at Dilbeck Court. Discounting the intrinsic value this remarkable transformation has created for the North Oak Cliff area, the actual asset value of these renovated, retro-fitted, re-imagined properties is now over $40,000,000.00.
As one of the fastest growing cities in the US, Frisco Texas has needed to balance a population influx with a water-taxed region. Frisco has grown from 33,714 in 2000 to 146,480 residents as of March 2015, comprising primarily of a demographic with a historically high outdoor use of water. As the population grew and development increased in the area, so did water use and drought conditions - resulting in low lake levels that have placed an additional burden of educating the new water customer.
Frisco Water Resource’s goal was to create programs that would encourage residents to make responsible choices about their water use habits voluntarily, rather than just through mandatory restrictions. In Frisco, approximately 70 percent of water used in the city is for residential outdoor purposes. With the targeted audience identified, Frisco Water Resources intended to take an evidence-based approach to educate water customers in the city, and to provide them with a resource to help them determine the need to water their lawns and landscapes.
In order to accomplish this, a Campbell Scientific weather station was installed in 2006, which calculates daily evapotranspiration using the Penman-Montieth equation, and an automatic rain gauge located in each quadrant of the city. Texas A&M methodology is applied to the data collected to calculate weekly watering recommendations that are distributed to residents via a weekly online newsletter (sent to over 11,000 subscribers). a weekly video, and a 24-hour phone line. The data is also used as a platform basis for Frisco’s water education programs, including the popular free Sprinkler Checkup Program. It has also been tailored to be as simple as possible to help residents determine whether they need to water in a given week.
As a result, water usage has dramatically decreased. Since the weather station went online in 2008 and the implementation of the watering recommendations in 2009, the GPCD has fallen from 234 GPCD in 2008, to 148 GPCD in 2014, which is very close to the current state goal issued by the Texas Water Development Board of 140 GPCD. Cost of purchase and installation of the Campbell Scientific weather station was approximately $30,000 in 2008. Frisco’s water rate as of 2013 was $3.39 per 1,000 gallons. Using the 2008 GPCD values and the 2013 water rate, Frisco saved over $21 million in 2013, and has saved an estimated $141 million from the water conserved since the installation of the weather station.
By providing an educational and evidence-based approach to water conservation, the Water Resources team intends to create a shift in thinking about our water use that will engender more sustainable consumption of this precious resource over the long-term.
The Continental Bridge and West Dallas Gateway (Continental Bridge) spans 2,000 feet over the Trinity River. It carried vehicular traffic to and from downtown Dallas and West Dallas in the form of a four lane roadway since 1931. In 2012, the signature Margaret Hunt Hill (MHH) bridge, designed by Santiago Calatrava, opened to traffic, adjacent to the Continental Bridge, allowing for Continental to be closed to vehicular traffic and transformed into a linear open space.
The engineering and architecture team developed an economical design for the bridge that shaped it into a sustainable destination that supports the West Dallas community and draws citizens and tourists to the neighborhood from all Dallas neighborhoods.
The City had long envisioned the breathtaking space over the Trinity River upon completion of the Margaret Hunt Hill Bridge and was able to work with a responsible and creative design team in CH2M Hill and WRT to focus on elements that would increase the safety of the aged bridge, highlight its historic nature, be low maintenance and include amenities that would appeal to people of all ages and from all walks of life. In 2009, the Trinity Trust, a non-profit organization dedicated to raising private funds and providing community outreach to assist with the implementation of the Balanced Vision Plan for the City of Dallas’ Trinity River Project, secured an anonymous donation in honor of Margaret McDermott Cook in the amount of $8,000,000 to convert Continental into a recreational facility. The City funded a portion of the total project with $3.6 million in 2006 bond funds. This $11.6 million public/private investment has led to identifiable economic benefits along with a number of Principles of Development Excellence.
The public amenities of the Continental Bridge include space to walk, lounge, play, cool off, and engage in games of chess and bocce ball. It is a population destination during the day and through the evening, drawing from the West Dallas neighborhood, visitors of Trinity Groves and many others that come for a programmed event, to play or simply to enjoy the serenity of being in the City of Dallas’ expansive Trinity River floodway. Since the June 2014 opening through February 2015, 88,150 visitors have discovered the Continental Bridge and over 357 programmed events have taken place. The programmed events attract both kids and adults and include fitness (as examples, Zumba and yoga classes), education (as examples, the science lady and storytelling), and fun (as examples, movie nights and holiday events). Partnerships with local childcare and camp providers during the summer months have allowed for educational and fun outings on the Continental Bridge.
Heritage Creekside is a 121 acre mixed use urban neighborhood plan zoned under the new Urban Mixed Use (UMU) Zoning Ordinance of Plano. This story of the public-private implementation of the UMU through Heritage Creekside as the inaugural UMU neighborhood started more than a half century ago when the Hunt Family purchased the site for investment. The property is owned today by the Rosewood Property Co. led by Caroline Rose Hunt.
Sitting just southwest of the aging Collin Creek Mall on the PGBT, the property has sat for decades with outdated single-use commercial zoning. Unlike West Plano anchored by Legacy Town Center and newer greenfield development, the area in South Plano in which the site is located faces the question of reinvention or continued leakage in values due to its aging suburban context. Originally buoyed by the Telecom Corridor to the South down US 75 (Central Expressway) and the construction of the PGBT Toll Road on its southern perimeter, the property was up against the paradox of its amazing location limited by its outdated suburban zoning.
Rosewood Property Company always believed the site was a strong location for headquarter-anchored office; but the conventional single-use zoning applied to the site in the 1980s had been passed by in favor of planning and zoning that facilitates consumer and corporate preferences for live-work-play contexts. So Rosewood Property Company joined forces with Carbon Thompson, a mixed use office developer, to reposition the property as an urban neighborhood in a suburban location. A team lead by Gateway Planning and planner turned attorney, Bill Dahlstrom, was assembled by Rosewood to engage Plano to reinvent the story of the site. The team also included Kimley Horn to understand the complexity of access to the toll road on the south and Sarah Dodd to engage the aging single-family neighborhood to the north. The Rosewood Team approached Plano’s Planning Department in the summer of 2014, and together they decided that the site was a great candidate for the City’s UMU Zoning District, which had not yet been successfully utilized. The Rosewood Team and the Plano Team agreed to work to simultaneously consider improvements to the UMU through the contemporaneous planning and zoning of the site.
Developing true mixed use neighborhoods in aging suburban locations faces the challenge of attracting higher quality retail and other non-residential uses when much of the surrounding context is typically “over retailed” and replete with plenty of “competing” commercial sites. Working with the adjacent neighborhoods and the Plano Staff, the site was planned under the UMU as Heritage Creekside. Turning out strong support at the City Council adoption meeting October 27, 2014, the neighborhoods understood that Rosewood was using the UMU to give birth to Heritage Creekside as a legacy neighborhood rather than just the next glorified apartment project. Through the process, the neighborhood leadership became convinced that an adjacent dense walkable community—rather than more “value” office under the old zoning— would provide quality-of-life amenities for them and upward support on property values.
Lancaster Urban Village is one of the first completed developments of the City of Dallas’ Grow South Initiative. Situated across from the VA Medical Center of Dallas, and adjacent to the VA Medical Center DART station, the $30M transit-oriented development is a classic proactive redevelopment in which a blighted built context was assembled and demolished to make way for an urban mixed-use and transit oriented development district that now offers an improved urban block format with pedestrian streetscapes, redefinition of the historic Lisbon Cemetery, two new urban pocket parks, 193 residential units, 15,000 sf of retail, restaurant and small office, and an expanded urban campus for the Urban League of Dallas.
The development is the result of a public/private partnership between the City of Dallas, Citywide (non-profit CDC), and Catalyst Urban Development (for-profit developer). To mitigate the difficult market context, a sophisticated and diverse capital stack was utilized that included City of Dallas Economic Development Bond funds, New Markets Tax Credits, HUD Section 221(d)(4) loan, HUD Section 108 loan, TIF financing, and private investment.
The LEED-certified project required the assembly of 18 blighted low-density and vacant properties, the removal of old and illegal deed restrictions through the County Courts, the creation of a form-based and mixed-use planned development zoning district allowing the 3 and 4 story development form now completed, the reconstruction of neighborhood infrastructure that now serves an 80-acre development district, a shared parking garage serving the residential, retail, office and Urban League, and an architectural style and project materials that work together with the Urban League and VA Medical Center buildings to present a quality urban experience within its blighted context.
There had not been any new mixed-use and multifamily development within the primary market area for over 20 years. Within the immediate market area (excluding the VA and DART), there had not been large scale new investment in over 50 years. Despite these lack of market comps, the project was completed, has leased up 30% more quickly than anticipated, at rates that are 35% higher than existing market (and 10% higher than anticipated). National retail tenants are now leasing the commercial space for the first time in two decades in the immediate market area and at market lease rates. The portion of the residential units that are not income constrained (due to financing requirements) have leased up most quickly, showing the overall strategy for market enhancement is working. The development has created a new comp that new developments can point to moving forward.
The Northwest Sector Study Initiative is a sector study of the largest portion of undeveloped land in the McKinney’s ultimate planning area (city limits and ETJ). At roughly 30,000 acres in size, the Northwest Sector is dotted with rolling hills, creeks, and dense groves of trees. This area of McKinney is renowned for its quiet and pastoral beauty and agrarian land use types. However, as one of the nation’s fastest growing cities, McKinney’s growth and development is beginning to push north, and the sparsely populated Northwest Sector is poised to experience rapid growth over the coming years. As a proactive step towards preparing for this, the City launched the Northwest Sector Study Initiative in 2013 to identify the priorities and principles that should influence how this area of McKinney should grow over the next several decades. At its core, the ultimate challenge facing the Northwest Sector will be balancing exponential growth and demand with the unique culture and landscape that make the area so special today.
With its large size, there are a number of different stakeholder groups who all have a vested interest in the future of the Northwest Sector — from those concerned with protecting legacy farms and family properties to those with large land holdings concerned with economic and development opportunities. As such, the public process was designed to effectively and accurately capture the different concerns and ideas from each stakeholder group in order to create a unified vision that is representative of a common set of goals.
Over the course of 18 months and with a budget of $169,000, City Staff and a team of consultants hosted large, open house-style meetings and workshops as well as small group interviews, discussions and workshops. The input and desires received at the large group sessions were used to guide dedicated discussions with smaller focus groups and interviews. The result is a vision that is founded on the common core values of all stakeholder groups in the Northwest Sector and is reinforced through a series of specific area and place type priorities that aim to ensure that future choices are consistent with these desires.
The Northwest Sector Study Phase I Report serves at the conclusion to the Phase I process and was unanimously approved by McKinney City Council in February 2015. The ideas and priorities outlined in the report now serve as the long-term planning and policy guide for future development in the Northwest Sector. Phase II of the Initiative is set to begin in the spring of 2015. It will build upon the planning principles outlined in Phase I by focusing on the implementation tools that will make the vision a reality.
As North Central Texas continues to grow in population and employment, natural environments are rapidly disappearing due to development pressures. The City of Richardson, a first-ring suburb, is land locked with limited developable land, becoming more urban as population and employment grows. However, there is a vast, rare hardwood forest that has deep ties to the history of the region. Caddo Indians who lived in the area hunted buffalo and deer here. In 1849 Jacob Routh purchased the land, where he established a mercantile and a bed and breakfast for travelers half way between Dallas and McKinney. While he farmed many acres around the woods, he never cleared the land allowing it to grow. The land eventually shifted to the Margaret Hunt Hill family, who has owned the woods for generations.
In 1990, 51 acres of this forest was donated to the City by the Hunt Trust and named the Spring Creek Nature Area. A grant received from Texas Parks and Wildlife provided funding for a 1.9 mile multi-use trail that has become a mainstay for Richardson’s residents and employees alike. With its refreshing woodland escape, the nature area provides instant relief from urban hustle and bustle. In late 2014, the City took steps to further preserve a remaining portion of the hardwood forest by entering into an agreement to purchase approximately 60 acres located adjacent to the Spring Creek Nature Area, doubling the size of the nature area. The goals for the additional property include expansion of hike and bike trails thus providing additional connectivity to a regional trail system, and nearby mixed use and single family residential neighborhoods; preservation of the Routh family cemeteries; and restoring the property’s ecosystem by removing non-native species.
Important to the preservation of the forest was transferring development rights to land that supported the city’s goals for responsible development, including transit-oriented development and increasing vitality for the Galatyn Park Urban Center. Per the purchase agreement, the City transferred multi-family and nonresidential development rights from the forest to properties owned by the Hill family, resulting in 1,850 units within walking distance of the Galatyn Park Station.
The hardwood forest is a unique environmental asset in the urban/suburban development of Richardson and the DFW area. This land purchase and transfer of development rights furthers the City and region’s goals in a number of ways. It preserves a long-standing forest, and expands the Spring Creek Nature Area to complement the Bush Turnpike Station, CityLine, Caruth property, and Galatyn Urban Center developments. The movement of multi-family units shifts residential development to mixed-use, multi-modal sites thereby supporting transit-oriented development principles by enhancing the built environment context at the Galatyn Park Station, through increased density and diversity of land use types thus maximizing the development potential around the station. The agreement secures the long-term caretaking of the Routh Family Cemeteries, historic sites harking back to the beginnings of Richardson. The effort enhances the quality of life of the city’s residents.
Sited at the SE corner of Rogers Road and Riverfront Drive on a small triangular piece of under-utilized property, the Rogers Road Pavilion (now known as celebrity chef, Tim Love's Woodshed Smokehouse) provides an idyllic setting to enjoy the serenity along the banks of the Trinity River. The site, created by the re-routing of the Trinity River for flood control in the 1960s is just south of the present-day University Park Village shopping center. Along the Trinity Trails system, this site has been revived, creating a dynamic outdoor dining environment (4,800 sf) and trail head offering access to a variety of amenities to the many pedestrians and cyclists on the trails. The project was a collaboration of the Tarrant Regional Water District and Streams and Valleys, a community organization committed to its vision of saving, sharing and celebrating the Trinity River and Trails.
Serving as a launching pad to the Trinity River's recreational renaissance, Rogers Road Pavilion was designed to meet the community's current needs and bring the river's amenities up to a new holistic level while setting the tone for planned future development on the river. With no similar project in the area, Rogers Road Pavilion was successful in setting an example of how sustainable development can occur along the river while creating synergy with the natural environment and responsibly spurring on economic development of the area.
Its desirable location along the busy Trinity Trails system, made it ideal for an active lifestyle restaurant and new trailhead. Extensive site work and trail improvements were completed in order to make the building and coordinating trail head a dynamic and integrated part of the trail – rather than just being a business on the trail. Its courtyard was designed to be open and inviting trail users.
Materials such as corrugated metal, exposed wood and wall ventilation fans reflect the industrial vernacular historically found along the river and in the nearby rail yards and were used consistently throughout the project’s components. As with most projects, budget was a primary concern for this effort. It's public funding meant the project had to be efficient with each dollar spent. The technical successes of the project stem from the creative use of materials, and innovations used to create a cost effective sustainable design that would prove to be highly successful for the client and the eventual tenant.
Rogers Road Pavilion is a resounding success in changing perceptions of the Trinity River.
The development makes a powerful statement about the level of success that can be achieved when a client, the city, stakeholders, designers, community groups, donors, designers and builders listen and work together as partners for the betterment of the community. Collaborative spirit flowed through the design process at every stage amongst the team. Though the project is a commercial development with a community component, the project successfully brings the community, business interests and natural environment together organically.
The genesis of the District was started in 2007 by Prescott Group and the City of Dallas with final adoption of the Transit Oriented Development (“TOD”) TIF Project Plan in April 2010. The concept was to create incentives to develop sustainable, higher density, appropriate redevelopment/development around transit stations in the northern/southern sectors of Dallas. The stations and surrounding areas became known as “a string of pearls” where development/infrastructure improvements could occur with assistance of the TOD TIF. The district consists of four sub-districts and contains 1,167 acres not including right-of-way. The unique financial structure to insure success of the TIF district was that tax revenues from sub-districts could be exported/shared to fund projects in sub-districts where tax increment is not created due to economic/land use factors. Export of tax increment was unique in Dallas and Texas. When combined with a focus on responsible TOD, Reinvestment Zone 17 and its structure were the first of its kind in the US.
The following sub-districts of the TOD TIF are located in/around DART light rail stations:
Mockingbird/Lovers Lane Sub-District
Despite the sub-district’s close proximity to Mockingbird Station mixed-use center and density commercial/hotel uses along the Central Expressway frontage, there is an older area of property with redevelopment challenges. Surface parking lots and underutilized warehouse, office/retail uses can be found between the Mockingbird and Lovers Lane DART stations.
Cedars West Sub-District
Located at the intersection of Belleview and Wall Streets, two blocks east of Lamar - the land uses are predominately industrial in nature with aging infrastructure. Redevelopment of this area is a high priority as part of the Trinity River Corridor Project.
Lancaster Corridor Sub-District
(Blue Line) 8th and Corinth Station, Illinois Station, Kiest Station, Veterans Hospital Station, Ledbetter Station.
These five rail stations are complex in current land use with established neighborhoods that are transitional and surrounded in general by a variety of incompatible land uses. A variety of housing types from single family to apartments (Dallas Housing Authority, low income, market rate) to townhomes and senior living are present with a variety of conditions and ages. Large tracts of vacant land, retail and parking lots provide redevelopment opportunities depending on employment/educational centers at the stations. The largest employer in the area with the greatest number of visitors arriving by rail is the Veteran’s Memorial Hospital located at Veterans Station. The DART rail line serves as a dividing line for Lancaster Road, with the Veterans Memorial Hospital located to the east. West of the rail is “Lancaster Urban Village” - a public venture with the Urban League and the City of Dallas.
Cedar Crest Sub-District
Includes a 200-acre site with potential to be a master planned development for the former Kiest landfill site and adjacent property. The existing land uses include the Cedar Crest Golf Course, a residential area with single family homes and vacant lots between the Golf Course and Kiest Boulevard, retail and storage/warehouse uses along Kiest Boulevard, a Dallas Housing Authority apartment complex, and a DART bus facility.
Since the downturn and recession of 2009-11, the tax values in the district were artificially suppressed except for a few projects that were focused as catalyst projects to generate increment and continue to add overall tax value of the district. The projects in the district have occurred due to the City of Dallas economic development office working with other city departments (planning) and the private development sector. The value of the completed or planned projects including those that did not take any TIF award is over $197 million. The District also achieved a milestone by creating surplus increment in 2013 which will provide a foundation to build upon for additional gains in value throughout the district. Due to the long term nature of the TIF District’s tenure, the success will be built over a number of years. The foundation for the District’s success is in place through the goal setting and efforts of a number of stakeholders in the District and within the City of Dallas. Ongoing promotion to the private sector and a proactive development mandate by the public sector throughout the District will accelerate the mission and the attainment of the goals.
This project is the Wylie Municipal Complex, a dynamic, evolving facility that provides a civic center for the citizens of Wylie. Through recreational programming, educational initiatives, community outreach, special events, civic activities, and environmental stewardship, this facility has become a community gathering place and destination point. The multi-use complex includes Wylie’s City Hall, Wylie Recreation Center, and Rita and Truett Smith Public Library, three separate buildings connected by an 800-foot long serpentine wall of native Texas limestone. 280 acres of open space, including prairies, woods, and trails, surrounds the facility.
During spring and summer of 2005, in preparation for an upcoming bond vote, City staff conducted multiple town hall meetings to gather input from citizens and stakeholders. Based on the information gathered, a select Citizens Bond Advisory Committee was formed, and it developed the Municipal Center concept as one to be taken to voters. The bond was approved in late 2005, and construction began in 2008. Building construction cost nearly $34.5 million dollars, and the facilities opened in the first quarter of 2011.
The buildings were designed by Holzmann Moss Bottino Architecture and ArchiTexas and constructed by Byrne Construction Services. The total of 137,000 square feet of building space is roughly split equally among the three facilities. Designed to meet LEED Silver standards, the decision was made to include the green elements, such as a solar array, rainwater harvesting, and high-efficiency fixtures, without the cost that is associated with the certification process. Special consideration was taken to ensure that the unique design compliments the beautiful landscape and takes full advantage of the open meadow, sloping topography, trees and creek.
Combining and interconnecting three facilities on one site has allowed the City to enhance its level of service to the public, leverage resources to provide an exceptional value for the bond funds expended, and provide the hub of a new city center for a growing community. The total number of visitors to these buildings is estimated at 500,000 annually.
The City of Wylie remains committed to providing an outstanding experience for citizens and visitors at the Municipal Complex and has continued to add value to the site through development of the surrounding grounds. Due north of the complex, approximately 17 acres of the site are undergoing a restoration to native Blackland Prairie through the City’s collaboration with the Texas Master Naturalists. And, over $400,000.00 in grant funding, along with matching funds from the City, are currently being put to work building a mile-long, concrete trail across the property, connecting the complex with schools and neighborhoods.
The Wylie Municipal Complex is a quality place for citizens of Wylie to gather and for visitors to experience. Through a robust public art program, special events, comprehensive recreation programming, and library activities, the complex has become a popular destination.