CTroyMathis
01 July 2003, 12:41 PM
Allen seeks clearer vision for downtown
Delay of DART forcing leaders to reshape development plan
06/26/2003
By STELLA M. CHÁVEZ / The Dallas Morning News
http://www.dallasnews.com/sharedcontent/dallas/collin/news/stories/062603dnccoaldowntown.38efe.html
ALLEN – There may come a day when people hop on a train and head to downtown Allen for shopping, eating and other activities – much like people do now in Plano's downtown and at Mockingbird Station in Dallas.
But 2 ˝ years after Allen began planning for it, that day seems to have gotten further away.
In December 2000, Allen City Council members approved a redevelopment plan for the central business district that set guidelines for transforming downtown into a transit-centered hotspot. The plan was based in part on assumptions that Dallas Area Rapid Transit would extend rail service to the city within seven years.
Now, officials say, a backlog of DART projects means the city might have to wait as many as 15 years for rail service if it were to join the transit agency. City officials say they need to find new ways of encouraging downtown development until the trains arrive.
Allen officials plan to make downtown more business friendly.
They also want a clearer vision for the future of the 225-acre district, which is just east of Central Expressway and bounded by the Rolling Hills subdivision and Cottonwood Creek on the north, by Cottonwood Creek on the east and by the Allenwood Addition and Millennium Park on the south.
Should downtown Allen resemble historic downtown McKinney, for example? Or perhaps a trendy, transit-oriented development like Plano's?
David Hoover, the city's assistant director of planning and development, said the original redevelopment plan is not being thrown out. Rather, city officials want to tweak it to meet the area's needs and remove some obstacles to new development.
City officials said they plan to meet in the near future with business owners to talk about ways to make the plan more business-friendly.
One of the problems with the plan, city officials say, is a requirement that buildings have a 100 percent masonry exterior. The rule applies to buildings that change from residential to retail use, office or another type of commercial development. The requirement is a costly one for existing property owners and potential future ones.
"The masonry requirement is compounding this problem and making it much more difficult for someone to come along later and acquire multiple tracts for developments envisioned by the plan," Mr. Hoover said.
Another issue for property owners is the cost associated with infrastructure improvements. The city requires that developers pay development costs for their share of road, water, sewer and drainage improvements.
Joe King, who recently sold property, said those costs make it nearly impossible to do business in downtown Allen. Mr. King sold a historic home at 406 Main St. to Becky Burpo, a certified nurse who plans to open a birthing center there. However, the city won't issue a certificate of occupancy for Ms. Burpo's practice until the $66,000 in assessments is paid.
"We went through two to three meetings to get approval," said Ms. Burpo's husband, Frank. "This issue of assessments never came up."
Ms. Burpo said late Wednesday that she and the city are trying to work out the issue.
City Manager Peter Vargas said the lack of infrastructure in some areas of the central business district is one of the main reasons redevelopment has not occurred.
"The roads are not in the greatest of shape," Mr. Vargas said. "If there's going to be development, the roads are going to have to be in better shape. In order to make those improvements, we have to start to collect that money from the property owners."
Mr. Vargas said he realizes those high costs could hinder some property owners. He said one solution could be more partnerships between the public and private sector. Creating some sort of self-taxing district is another possibility, he said.
Some business owners in the central business district say the area desperately needs something to spur redevelopment. About 40 percent of the land within the district is vacant, and 20 percent is "seriously underutilized," according to the redevelopment plan. Few historic structures remain.
"We need more businesses that would actually draw people to the area," said Michelle Bates, owner of Allen Country Cuttery, a hair salon.
City officials say they believe a new library and the expansion of Allen Drive could be the impetus for redevelopment. Construction on both is scheduled to begin this year. Also, the city is in the midst of developing a heritage park, where many of the city's older structures will be preserved.
Other business owners say they're optimistic. They say the city can maintain its history while attracting new development.
"I've been real pleased with what the city's done so far," said Tom Svoboda, who remodeled an older home to fit his business needs.
Delay of DART forcing leaders to reshape development plan
06/26/2003
By STELLA M. CHÁVEZ / The Dallas Morning News
http://www.dallasnews.com/sharedcontent/dallas/collin/news/stories/062603dnccoaldowntown.38efe.html
ALLEN – There may come a day when people hop on a train and head to downtown Allen for shopping, eating and other activities – much like people do now in Plano's downtown and at Mockingbird Station in Dallas.
But 2 ˝ years after Allen began planning for it, that day seems to have gotten further away.
In December 2000, Allen City Council members approved a redevelopment plan for the central business district that set guidelines for transforming downtown into a transit-centered hotspot. The plan was based in part on assumptions that Dallas Area Rapid Transit would extend rail service to the city within seven years.
Now, officials say, a backlog of DART projects means the city might have to wait as many as 15 years for rail service if it were to join the transit agency. City officials say they need to find new ways of encouraging downtown development until the trains arrive.
Allen officials plan to make downtown more business friendly.
They also want a clearer vision for the future of the 225-acre district, which is just east of Central Expressway and bounded by the Rolling Hills subdivision and Cottonwood Creek on the north, by Cottonwood Creek on the east and by the Allenwood Addition and Millennium Park on the south.
Should downtown Allen resemble historic downtown McKinney, for example? Or perhaps a trendy, transit-oriented development like Plano's?
David Hoover, the city's assistant director of planning and development, said the original redevelopment plan is not being thrown out. Rather, city officials want to tweak it to meet the area's needs and remove some obstacles to new development.
City officials said they plan to meet in the near future with business owners to talk about ways to make the plan more business-friendly.
One of the problems with the plan, city officials say, is a requirement that buildings have a 100 percent masonry exterior. The rule applies to buildings that change from residential to retail use, office or another type of commercial development. The requirement is a costly one for existing property owners and potential future ones.
"The masonry requirement is compounding this problem and making it much more difficult for someone to come along later and acquire multiple tracts for developments envisioned by the plan," Mr. Hoover said.
Another issue for property owners is the cost associated with infrastructure improvements. The city requires that developers pay development costs for their share of road, water, sewer and drainage improvements.
Joe King, who recently sold property, said those costs make it nearly impossible to do business in downtown Allen. Mr. King sold a historic home at 406 Main St. to Becky Burpo, a certified nurse who plans to open a birthing center there. However, the city won't issue a certificate of occupancy for Ms. Burpo's practice until the $66,000 in assessments is paid.
"We went through two to three meetings to get approval," said Ms. Burpo's husband, Frank. "This issue of assessments never came up."
Ms. Burpo said late Wednesday that she and the city are trying to work out the issue.
City Manager Peter Vargas said the lack of infrastructure in some areas of the central business district is one of the main reasons redevelopment has not occurred.
"The roads are not in the greatest of shape," Mr. Vargas said. "If there's going to be development, the roads are going to have to be in better shape. In order to make those improvements, we have to start to collect that money from the property owners."
Mr. Vargas said he realizes those high costs could hinder some property owners. He said one solution could be more partnerships between the public and private sector. Creating some sort of self-taxing district is another possibility, he said.
Some business owners in the central business district say the area desperately needs something to spur redevelopment. About 40 percent of the land within the district is vacant, and 20 percent is "seriously underutilized," according to the redevelopment plan. Few historic structures remain.
"We need more businesses that would actually draw people to the area," said Michelle Bates, owner of Allen Country Cuttery, a hair salon.
City officials say they believe a new library and the expansion of Allen Drive could be the impetus for redevelopment. Construction on both is scheduled to begin this year. Also, the city is in the midst of developing a heritage park, where many of the city's older structures will be preserved.
Other business owners say they're optimistic. They say the city can maintain its history while attracting new development.
"I've been real pleased with what the city's done so far," said Tom Svoboda, who remodeled an older home to fit his business needs.