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AGENDA
Northwest Highway and Preston Road Area Plan – Task Force Meeting
St. Michael’s Episcopal Church
8011 Douglas Avenue Dallas, TX 75225
Monday, April 27, 2015
6:00 p.m. – 7:30 p.m.
1. Welcome and Introductions – Councilwoman Gates
2. Update on Northwest Highway and Preston Road Area Plan Procurement
Schedule – Karla Weaver, NCTCOG
3. Update on Upcoming Improvements on Northwest Highway in the Study Area –
John Nguyen, TxDOT
4. Overview of 1986 Preston Center Parking Study and 1989 Preston Center
Special Study Area Transition Study – Luis Tamayo, City of Dallas
5. Overview of Lawsuit Regarding the Garage – Chris Caso, Assistant City
Attorney, City of Dallas
6. Update on Fundraising Efforts – Councilwoman Gates
7. Next Steps – Councilwoman Gates
8. Questions and Discussion
Presentation Speaking Notes: 1986 Preston Center Parking Study and 1989 Preston Center Special Study Area Transition Study and Recommendations
1986 Parking Study • Parking Study was done in December 1986 by DeShazo & Tang, Inc. hired by the 15 property
owners with these objectives: o Determine amount of parking o Determine how parking was being used by employees, customers and visitors o Calculate required (by code) parking and parking demand o Identify alternative parking solutions
• The study area was identified as the core of Preston Center - Douglass on the West, Preston on the East, Northwest Highway to the North and the alley north of Sherry St. to the South.
• Inventory at the time had 2,822 parking spots. This included the 774 space central parking structure, 368 on-street spots, and merchant-exclusive off-street parking
o At the time it was estimated the 2,822 parking spaces was enough for the projected peak parking demands.
o The firm used interviews, ULI model, and Dallas Parking codes o This was based on 875K sqft of lease space, the majority of it retail (482K)
• The report had short range and long range recommendations: o Short Range – re-stripe the top deck of the parking garage for employee parking (paid);
A security service; stricter enforcement of the 2-hour parking limit o Long Range – Landscaping enhancement; tenant agreements to require employee
parking in designated areas
1989 Preston Center Special Study Area Transition Study and Recommendations
• Plan Origin: In 1986 the City adopted new zoning regulations and in 1987 Council adopted a Transition Program for an orderly move to the new code. There were three ways a property’s zoning would transition: 1. Direct transition, where, for example, R-7.5 became R-7.5(A); 2. Transition by Policy, where commercial properties were transitioned following rules depending on their category; and 3. Transition by Plan, where it was deemed a plan was needed to facilitate an orderly transition.
• “Impressions” section of the plan identifies the area as “a Community Serving shopping area in transition, struggling to redefine its identity. An identity that is in danger of being overwhelmed by aggressive and highly successful regional office developments…”
• 3 Major plan issues identified at the outset, and as an impetus for the planning were:
o Height o Lighted Signs o Traffic Impact
• Heights: Different Tracts within the district have different height requirements and the plan provided alternatives for each. The zoning ultimately allowed generally slightly taller buildings. The Residential Proximity Slope was maintained by the plan and zoning however different, less restrictive slopes are used for areas affected by Preston Road and the Dallas North Tollway.
• Signs: In terms of signs, the study identified a lack of cohesiveness and recommended following the requirements in 51A with two exceptions: 1. No lighted signs above 45 feet (CPC recommended 30ft of any residentially zoned properties), and 2. No flashing, rotating, or otherwise moving signs.
• Traffic: The plan recommends the creation of a Traffic Management Organization (TMO) to manage a vehicle trip reduction program. The TMO would be funded through a fee paid by property owners in the district. The plan recommends a mandatory property owner association to implement a submitted plan which includes funding required traffic control signals and signs. These requirements were curtailed by CPC and do not appear in the final approved zoning ordinance.
• Other Issues: o Parking: With regard to parking the significant office development occurring between
the date of the parking study (1986) and this plan was net-neutral as new office was adequately parked on-site. The retail core around the parking structure which was developed earlier and lacked adequate, properly located parking. The plan notes that restaurants will place growing strains on supply. The plan recommended a Traffic Management Plan.
o Landscaping: The plan provides for special, additional landscaping requirements if development wishes to avail itself of reduced setbacks allowed by the plan. These include enhanced pavements, pedestrian facilities, courtyards, fountains, sculpture, and seating areas.
NORTHWEST HIGHWAY AND PRESTON ROAD
AREA PLANTask Force Meeting
April 27, 2015
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Consultant Selection Process
Consultant Selection Committee (CSC):
City of Dallas Staff (2)
NCTCOG Staff (2)
TxDOT Staff (1)
CSC Will Recommend Consultant to NCTCOG’s Executive Board (May 28, 2015)
NCTCOG will enter into an agreement with the approved consultant firm and issue a Notice to Proceed.
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Procurement Schedule
Date Milestone4-24-15 Proposals due to NCTCOG
Week of 5/4/15 Consultant Selection Committee Meeting
5/28/15 Executive Board– Approval of Consultant
End of May/ Early June Notice to Proceed
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Task Force (TF) Schedule
March 2015 TF Launch Meeting
April 2015 TF Background/History Discussion
June 2015 Consultant Kick-Off Meeting with TF
August 2015* Vision Development/Existing Conditions: (First Community Meeting)
January 2016* Land Use and Transportation
March 2016* Recommendations and Implementation Strategy
May 2016 Final Report and Next Steps
*Larger Community Meetings/Workshops During These Months
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Budget
$250,000 NCTCOG
$100,000 City of Dallas
$50,000 Neighborhood Stakeholders $50,000 Commercial Stakeholders
$350,000 Minimum Need
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Scope Tasks
Task 1: Data Collection and Existing Conditions*
Task 2: Visioning Process*
Task 3: Land Use Analysis
Task 4: Transportation Analysis
Task 5: Final Area Plan
Public Involvement and Outreach*
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Enhanced Services With Additional Funds
1. More Detailed Analysis of the Problem
2. Additional Scenario Planning and Better Visualization
3. Additional One-on-One Meetings and In-depth Public
Meetings
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Contact Information
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Karla Weaver, Program Manager, NCTCOG
817-608-2376
Councilmember Jennifer S. Gates’ Office
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Northwest Hwy & Preston Road April 27, 2015
NORTHWEST HWY AND PRESTON ROADCSJ 0353-05-088
Northwest Hwy & Preston Road April 27, 2015
Northwest Hwy and Preston Road Current Condition
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Northwest Hwy & Preston Road April 27, 2015
Typical Sections
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Northwest Hwy & Preston Road April 27, 2015
Paving Layout – West Side of Intersection
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Northwest Hwy & Preston Road April 27, 2015
Paving Layout – East Side of Intersection
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Northwest Hwy & Preston Road April 27, 2015
Phase 1 Schedule
Phase 1 Construction Schedule:• Begin Monday, January 18, 2016• End Wednesday, April 13, 2016
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Northwest Hwy & Preston Road April 27, 2015
Phase 2 Schedule
Phase 2 Construction Schedule:• Begin Friday, November 18, 2016• End Tuesday, January 10, 2017
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0353-05-088 Intersection Information:
1. Midway a. Phase 1
i. Begin Construction: February 19, 2015 ii. End Construction: July 21, 2015
b. Phase 2 i. Begin Construction: May 26, 2016 ii. End Construction: July 7, 2016
c. Intersection Improvements/Construction Work i. Adding new permanent signals ii. Adding another left turn lane in the both the EB and WB direction iii. Adding a right turn lane in the WB direction to hear north on
Midway iv. Building a retaining wall in the NE corner of intersection v. Bore work for wastewater and water service lines vi. Sidewalk and DART Shelter Pads vii. Permanent Striping
2. Hillcrest
a. Phase 1 i. Begin Construction: April 6, 2015 ii. End Construction: May 19, 2015
b. Phase 2 i. Begin Construction: May 24, 2016 ii. End Construction: June 27, 2016
c. Intersection Improvements/Construction Work i. Adding new permanent signals ii. Adding a right turn lane in the SB direction to head west on
Northwest Hwy iii. Sidewalks iv. Permanent Striping
3. Inwood
a. Phase 1 i. Begin Construction: July 22, 2015 ii. End Construction: November 30, 2015
b. Phase 2 i. Begin Construction: July 8, 2016 ii. End Construction: September 13, 2016
c. Intersection Improvements/Construction Work
i. Adding new permanent traffic signals ii. Adding another left turn lane in the EB and WB directions iii. Adding a right turn lane in the WB direction to head north on
Inwood iv. Adding a right turn lane in the SB direction to head west on
Northwest Hwy v. Building a retaining wall in the NE corner of intersection vi. Sidewalks vii. Permanent Striping
4. Boedecker
a. Phase 1 (Only Phase) i. Begin Construction: September 2, 2015 ii. End Construction: October 14, 2015
b. Intersection Improvements/Construction Work i. Adding new permanent traffic signals ii. Permanent Striping
5. Dallas North Tollway
a. Phase 1 i. Begin Construction: October 15, 2015 ii. End Construction: December 16, 2015
b. Phase 2 (Same as Douglas) i. Begin Construction: September 14, 2016 ii. End Construction: November 17, 2016
c. Intersection Improvements/Construction Work i. Adding new permanent traffic signals ii. Improving turn lanes iii. Adding a right turn lane in the EB direction to head south on DNT iv. Sidewalks v. Permanent Striping
6. Thackery
a. Phase 1 i. Begin Construction: December 1, 2015 ii. End Construction: January 20, 2016
b. Phase 2 i. Begin Construction: April 14, 2016 ii. End Construction: May 23, 2016
c. Intersection Improvements/Construction Work
i. Adding new permanent traffic signals ii. Permanent Striping
7. Preston/Pickwick
a. Phase 1 i. Begin Construction: January 21, 2016 ii. End Construction: April 13, 2016
b. Phase 2 i. Begin Construction: November 18, 2016 ii. End Construction: January 10, 2017
c. Intersection Improvements/Construction Work i. Adding new permanent traffic signals ii. Adding another left turn lane in the EB and WB directions iii. Sidewalk and curb work iv. Permanent Striping
8. Douglas Ave
a. Phase 1 i. Begin Construction: April 14, 2016 ii. End Construction: June 6, 2016
b. Phase 2 (Same as DNT) i. Begin Construction: September 14, 2016 ii. End Construction: November 17, 2016
c. Intersection Improvements/Construction Work i. Adding new permanent traffic signals ii. Sidewalk iii. Permanent Striping
Oak LawnCommittee
Preston Hollow North HOA
/North Central TexasCouncil of GovernmentsTransportation Department0 0.25 0.50.125
Miles
Midway Road #1Phase 1: Feb 19, 2015 - July 21, 2015Phase 2: May 26, 2016 - July 7, 2016
Inwood Road #3Phase 1: July 22, 2015 - Nov 30, 2015Phase 2: July 8, 2016 - Sept 14, 2016
Dallas North Tollway #5Phase 1: Oct 15, 2015 - Dec 16, 2015Phase 2: Sept 14, 2016 - Nov 17, 2016
Douglas Avenue #8Phase 1: Apr 14, 2016 - June 6, 2016Phase 2: Sept 14, 2016 - Nov 17, 2016
Preston Road / Pickwick Lane #7Phase 1: Jan 21, 2016 - Apr 14, 2016Phase 2: Nov 18, 2016 - Jan 10, 2017
Thackery Street #6Phase 1: Dec 1, 2015 - Jan 20, 2016Phase 2: Apr 14, 2016 - May 23, 2016
Hillcrest Avenue #2Phase 1: Apr 6, 2015 - May 19, 2015Phase 2: May 24, 2016 - June 27, 2016
Boedecker Street #4Phase 1: Sept 2, 2015 - Oct 14, 2015
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Northwest Highway
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Walnut Hill Lane
Intersection Improvements Study Area Zones
TxDOT Planned Improvements: Northwest Highway (Tentative Dates)
Updated: 05/06/2015
MEETING MINUTES Subject: Task Force Meeting – Northwest
Highway and Preston Road Area Plan Meeting Date: April 27, 2015
Location: St. Michael’s Episcopal Church, Dallas,
TX Time: 6:00 p.m. – 7:30 p.m.
Participants:
• Task Force Members • City of Dallas Staff • NCTCOG Staff • TxDOT Staff
MEETING PURPOSE: This was the second Task Force Meeting for the Northwest Highway and Preston Road Area Plan. The purpose of the meeting was to provide an update on the procurement schedule for selecting a consultant, present TxDOT’s plans for improvements on Northwest Highway in the Study Area, and provide an overview of previous studies on the Preston Center area. DISCUSSION ITEMS:
• Taskforce members and other staff members from the City of Dallas, TxDOT, and NCTCOG provided introductions.
• Karla Weaver, Program Manager at NCTCOG presented on the Consultant
Selection Process and the Procurement Schedule for the Northwest Highway and Preston Road Area Plan. The Consultant Selection Committee (CSC) will be comprised of two City of Dallas staff members, two NCTCOG staff members, and one TxDOT staff representative. The CSC will meet on Thursday, May 7, 2015 at NCTCOG. The Task Force will select two Task Force representatives to attend the CSC meeting. These Task Force members will be allowed to observe the meeting.
• Councilmember Gates provided an update on the amount of private donations
that had been collected to help fund the Area Plan. Approximately $10,200 has been raised by private donors for the planning project. Private donors can provide additional contributions until May 14, 2015 for the Area Plan. Funds received after May 14, 2015 can only be used to increase the project amount up to 20 percent of the total project cost.
• John Nguyen, Project Manager at TxDOT, presented on TxDOT’s design plans
for Northwest Highway through the Study Area. John stated that this Study Area is segment three of a larger section of the Northwest Highway project. All current TxDOT plans are within current Right-of-Way. Currently planned, there are three lanes each way and dual turn lanes off of Northwest Highway onto Preston Road. Taskforce members expressed concerns about pedestrian safety across Northwest Highway, if the median was shrinking to accommodate the automobile lanes. Amanda Moser, TxDOT staffmember, assured the Task Force that there are pedestrian elements in the project and that the central median was only shifting, not shrinking in size. Councilmember Gates mentioned that these plans
have been in place before the creation of the Task Force and Northwest Highway and Preston Road Area Plan initiative.
• An overview of the 1986 Preston Center Parking Study and the 1989 Preston
Center Special Study Area Transition Study were provided by Luis Tamayo, Senior Planner at the City of Dallas. The 1986 Parking Study calculated the number of parking spots and amount of retail space that existed at that time. The 1989 Study analyzed zoning regulations, signage, and parking. The Study recommended a traffic management plan. Both of these studies were adopted by the City Council as recommendations.
• Chris Caso, Assistant City Attorney, provided an update on the lawsuit and an
agreement related to the parking garage at Preston Center. The term of the license agreement to the garage started in 1954 and is terminable. The City of Dallas is not required to maintain the garage or keep a minimum number of parking spots. Adjoining property owners have rights to the garage. Any changes to the garage have to be a unanimous decision of property owners, not just a majority vote if the use was to substantially change from parking.
• The Task Force briefly discussed the issue of the Special Use Permit for a
proposed Sky Bridge in the Preston Center area. Councilmember Gates stated that a separate meeting can be held to discuss comments related to Sky Bridge due to limited time allocated for this meeting.
• Councilmember Gates reviewed the next steps for the planning process and
Task Force. Councilmember Gates stated that she will be meeting the following day with property owners around the garage to discuss issues.
• Open discussion was allowed and Task Force members and the public
discussed the following items:
o Concerns about overflow traffic from Northwest Highway on neighborhood streets.
o Discussion about Task Force members living in the Study Area or owning commercial property in the Study Area.
o Parking and Traffic Management concerns NEXT STEPS:
• Meeting information, presentations, and previous studies in the area will be
added to the project website.
• The Consultant Selection Committee will meet on May 7, 2015. Two Task Force members will attend and observe the meeting.
• TxDOT will provide a schedule of corridor improvements that will be posted
online.
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