SNIDER PLAZA Improvement Strategies

Transcription

1 SNIDER PLAZA Improvement Strategies Source: Google Public Meeting #2 May 17 th, 2018

2 Meeting Topics: Introductory Comments Recap of Why We are Here Results from Public Input thus Far Prioritized Amenities and Improvements Resulting Plan Options Your Input: Design Board Survey Source: Google

3 Credits: Planning work performed while at RTKL Associates; Photo credits: David Whitcomb The Catalyst Team Work and live in University Park Diverse backgrounds in planning, finance, and development Our principals have a 25+ year history in the creation of mixed-use urban retail districts Focus on market-sensitive strategies that can be implemented in a realistic manner 95+ awards from national, regional and local industry groups (ULI, ICSC, AIA, APA, etc) Our Mission: Creation of Great Places that generate economic and experiential success

4 Credits: Planning work performed while at RTKL Associates; Photo credits: David Whitcomb Our Experience Successful streetscape districts require location, desired stores, unique identity/amenities and proper parking West Village Dallas, TX Shops at Legacy Plano, TX Legacy West Plano, TX The Domain Austin, TX Hill Country Galleria Bee Caves, TX The Woodlands Town Center Woodlands, TX The Streets at Southpoint Durham, NC Clay Terrace Carmel, IN Paseo Colorado Pasadena, CA Addison Circle Addison, TX Mockingbird Station Dallas, TX The Triangle Austin, TX

5 State of Retail (Amidst Superpowers ) People still really like shopping in stores (despite gloomy reports about the death of malls and ecommerce) Market is desiring community-points integrated into daily lives, that offer multi-tasking, and provide dining and entertainment = shoppertainment 70% Millennials prefer to do shopping in physical store, and spend 50% of their disposable income at restaurants and retail associated with going out New experience-based retail mix includes 25% to 40% of its program as RESTAURANTS Relevance: Well-positioned destinations like Snider Plaza will continue to be in demand with the right experience (sources: CBRE global research, Cowen & Co, Barrons)

6 Source: Google, City of University Park Why We are Here Tonight Based on the ideas in the 2008 Master Plan and the recent acquisition of property for parking, the City has engaged us to address key challenges: Lack of Parking (inconvenient) Deteriorated Infrastructure (failing) Market Conflicts (no new uses allowed) Our Process: Prepare alternative solutions to these problems and their associated costs Engage the owners and stakeholders to inform these solutions Create plans with costs and implementation strategies for City Council to consider

7 Source: Google Snider Plaza Today Many of Snider Plaza s businesses have grown up with us, helped define the UP experience, and are staples of our community There isn t the cross-shopping typical of mixed-use districts due to lack of amenities and greater restaurant programming

8 Snider Plaza Parking Stats 1. Base Zoning (no PD grandfather clause).. 2,285 spaces required (all uses) 1,561 spaces provided (all locations) (724) space shortfall 2. Typical Market 3. Carl Walker 2,357 spaces required 2,124 spaces required 2,178 sp. required (w/sharing*) 1,699 sp. required (w/sharing**) 1,561 sp. provided 1,561 sp. provided (617) space shortfall (138) space shortfall * Sharing is 30% of office spaces ** Sharing is 20% across all uses

9 Source:: Google Snider Plaza Experience Parking dominates the Snider Plaza experience. Its lack of parking (bad for shoppers), single-point trips (bad for merchants) and 2-hour limit (bad for employees) creates high turnover, congestion and lower sales.

10 Sources: Google Comparable Success Traits Strong market demographic to draw from We have this!! Good selection of community-based stores We have this!! Strong mix of restaurants (25%+ of total) to drive sales and office potential We only have half of this currently Unique architecture and common signage to create a memorable identity We don t have this currently Amenity program that creates more reasons to stay longer in the district (ie, more shopping) We don t have this currently Parking and infrastructure serves all uses We don t have this currently

11 Making Snider Plaza Un-Amazon-able Source: Google

12 Where its Walkable Urbanity is its Amenity Source: Google

13 We have prepared ideas for this

14 Public Input Results Improvement Issues Presented / Discussed Ideas Percentage Fix parking undersupply and relieve congestion 34 17% Add more restaurants and retail options 24 12% Preserve neighborhood / local character 22 11% Make full infrastructure improvements 18 9% Improve aesthetic appearance of the Plaza 18 9% Create a district-wide valet service 17 9% Add pedestrian & bike amenities 14 7% Amenitize the shopping experience 11 6% Make the Plaza more convenient to use 11 6% Add family oriented / child oriented amenities 10 5% Incorporate employee parking into Plaza 6 3% Add upper level space to buildings 4 2% Add interesting signage and artwork 3 2% Provide charging stations 3 2% Slow down traffic on Hillcrest 2 1% Run shuttle service for shoppers and employees 2 1% * Ideas generated from survey and 7 stakeholder meetings 199 Ideas Top tier Second tier Third tier Bottom tier Participants Public Meeting 36 Property Owner Meetings 13 Business Owner Meetings Participants

15 Three Dominant Themes 1. Enhance the Plaza s Amenities & Selection 2. Solve the Parking Challenge 3. Maintain a Community Focus

16 Sources: Google Sources: Google, City of University Park, Townscape 1. Add Amenities Create Urban Landscape Presence Designed for experience, aesthetics and shade. Photo-opp spaces and pocket parks for people of all ages with coffee shop, playground, etc.

17 Sources: Google, David Whitcomb, Town of Addison 1. Add Amenities Enhanced Sidewalk Conditions and Pedestrian Experience Special sidewalk planting, accent lighting, shaded seating, crosswalk paving, special technology and wireless zone, neighborhood app

18 1. Add Amenities Gateway and Common Identity Features Identity markers at key entry intersections Placed to strengthen the brand and appeal of the overall district

19 1. Add Amenities New Parking (or policy change) Allows More Restaurants

20 Sources: Google, Highland Park ISD 1. Add Amenities Create Interesting Construction Barriers Designed for visual interest and to tell the story of what s happening Create Common Marketing and Branding Campaign Prepared to present a united message to the broader market

21 Consulting Engineers 1. Add Amenities Landscape Amenities: Consistent street tree canopy Planter islands in street Enhanced fountain circle Oval art median Playground pocket park Coffee pavilion Wide sidewalks and crosswalks Street benches with charging Special paving at key locations Sidewalk planting at corners OUT IN IN OUT Streetscape Plan

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23 Sources: Google, David Whitcomb, Town of Addison 2. Improve Parking V Convenient walk V V V V Convenient walk Institute District Valet Program Valet stands for blocks vs. specific tenants, with seating and signage V V V V Utilize Parking Agreements for Off-Street Parking Shared parking to allow use of office and SMU parking after work hours

24 Sources: Google, Texas Monthly Sources: City of University Park, Omniplan, Google 2. Improve Parking Encourage New Private/Public Parking with Private Development Allow for new redevelopment offering public parking, restaurants, retail, office. Note: This private effort would only occur if property owners wanted to sell. Construct Garage that Ties into the Park Plaza Garage Potential to expand the Park Plaza garage to provide public parking. Note: Would be accessed through existing design and access easement.

25 Sources: Google 2. Improve Parking Exit Only expansion potential under construction Create Connected Underground Garages One level below grade to avoid escalating expense Three connected compartments to allow for construction sequencing Sidewalks maintained in each compartment during construction Valet at each end of interactive sidewalk construction walls for convenience Disbursed auto entry/exit points to avoid congestion Pedestrian stairs located at each block intersection to create convenience Elevator entry at pocket park Surface drainage slopes designed to avoid sense of garage below Tall and well lit ceilings with cool graphics and pedestrian entries

26 Sources: Google 2. Improve Parking Interconnected phased underground parking for each retail zone Ensure any Garage Designed for Comfortability and Ease of Use High clear ceiling height (14 ) Well lit and painted white Community graphics and wayfinding Multiple pedestrian entry/exit points for convenience Security system for peace of mind Electric car charging stations

27 2. Improve Parking Snider Plaza Entry/Exit Snider Plaza Entry & Exit Ramp Southbound entry and northbound exit to/from Snider Plaza. Converts west side of street to parallel parking to allow for this articulated access ramp within street right of way.

28 2. Improve Parking Rosedale Entry Down Ramp around Pocket Park Westbound entry ramp from Rosedale Avenue Loops down around a street-level children s play park and coffee pavilion Rosedale Park Entry with new surface parking

29 2. Improve Parking 3 story underground garage with surface parking connected to Park Plaza Expansion to Park Plaza Garage 3 new levels of parking below grade connecting to Park Plaza garage Heavily landscape lined surface parking lot at grade Strong streetscape along Daniel and Haynie Uses Park Plaza s ramps and entries for maximum efficiency

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31 2. Improve Parking Street Section

32 Consulting Engineers 2. Improve Parking OUT IN IN OUT Street Level Plan

33 Consulting Engineers 2. Improve Parking Lower Level Plan

34 3. Neighborhood First and foremost, the neighborhood mom and pop feel is established by the Plaza s tenants and leasing Flexible Programming in the Street Scene for Individuality Special events, temporary seating, sidewalk art, etc

35 Improvement Options Improvement Scenarios V V V V V V Basic Improvements Streetscape and identity enhancements Slight addition to on street parking Park Plaza shared spaces Tenant mix stays as it is w/o private investment Replace deteriorated infrastructure Moderate Improvements Streetscape, identity and pocket park enhancements Parking management plan with district valet Park Plaza shared spaces and expansion garage Some refinements to program Replace deteriorated infrastructure Make district identity improvements V V V Full Improvements Replace the deteriorated infrastructure Solve parking through new parking garages (Park Plaza expansion and Snider Plaza underground) Allow for expanded restaurant and retail program Add key new amenities to the district

36 Consulting Engineers Design Option 1 Streetscape Improvements Only OUT IN IN OUT Better define Rosedale and Daniel parking with streetscape and curb bulb out with planters for better visual experience and more parking; add a photo opp center island to compliment the fountain Beautify streetscape with consistent trees, lights, curb bulb outs and flower planters for better pedestrian and visual experience. Add curb bulb out planters along Hillcrest and change speed limit to 20 mph to create easier movement. Align parking and streetscape from Lovers to Rankin for better consistency and more spaces Added Parking New Parking: Park Plaza Garage: Total: Redefine gas station entry; add entry markers at Lovers Lane and Milton gateways 20 sp 136 sp 156 sp

37 Consulting Engineers Design Option 2 Streetscape & Park Plaza Expansion OUT IN IN OUT All improvements of Design Option 1, but includes new garage and surface lot adjacent to Park Plaza, and smaller Rosedale Pocket Park Added Parking New Expansion Garage: Park Plaza Garage: Total: 184 sp 136 sp 320 sp

38 Consulting Engineers Design Option 3 Streetscape & Full Parking Program OUT IN IN OUT All improvements of Design Option 1, includes new garage and surface lot adjacent to Park Plaza, larger Rosedale Pocket Park, and under street parking. Added Parking New Snider Plaza Garage: New Expansion Garage: Park Plaza Garage: Total: 235 sp 184 sp 136 sp 555 sp

39 Consulting Engineers Infrastructure Replacement All Options

40 Your Input Participation: Design Board Surveys 1. Please go to the two board tables, and rank the design options according to your preference (#1, #2, #3) without considering cost at this point. 2. Provide your comments on each option in context of presentation given tonight. 3. We will incorporate this input into the positioning of the options to City Council with related cost. THANK YOU FOR YOUR TIME