East Dallas: Garland Road Corridor Vision/Redevelopment

[dfwcre8tive]

Group seeks suggestions on new vision for Garland Road in Dallas
09:02 AM CST on Sunday, November 15, 2009
By NANCY VISSER / The Dallas Morning News
nvisser@dallasnews.com
http://www.dallasnews.com/sharedcontent/dws/news/localnews/stories/111509dnmetgarlandroad.43837a9.html

Garland Road in Dallas includes a beautiful stretch with White Rock Lake and the Arboretum on one side and the sloping lawns of mansions on the other. Then the beauty comes to a screeching halt.

From there to the city limits, Garland Road is, in the politest of terms, four miles of ugly.The thoroughfare, which is old State Highway 78, developed with little regulation. As a result, it has a confusing array of signs, an odd assortment of buildings, six lanes of roadway with concrete medians, little landscaping and few sidewalks. There are tattoo parlors, a hospital, churches and an abundance of auto service shops.

"It's not pretty to look at," said Margaret Bell, a Lochwood neighborhood resident and real estate agent. "People use it as a way to get from one place to another, but it's not a destination."

She and 14 other Garland Road stakeholders – people who live or do business there – want to make it a destination. They are part of an advisory committee for Garland Road Vision, a project initiated by former Dallas City Council member Gary Griffith to create guidelines for future development.

The committee raised $30,000 in donations and received a $120,000 grant from the North Central Texas Council of Governments to pay for a study of Garland Road from LBJ Freeway to Gaston Avenue.

The group is compiling public comment and wants more feedback, said committee chairman Gerry Worrall, a board member of the YMCA at White Rock. The next public meeting will be Tuesday.

The primary issues include traffic and transportation, preferred types of businesses, landscaping and signage, sidewalks, bike paths and liquor laws. Suggestions have ranged from razing all the liquor stores to adding a trolley system.

...

[carousel]

Trees and more trees to start

[jovangonzales]

Trees and more trees to start

Agreed. They should bury all those power lines too. Fresh paint goes a long way, too.

[electricron]

I like power lines, why bury them?

http://farm3.static.flickr.com/2524/3932323061_7e32101351.jpg

[jovangonzales]

I like power lines, why bury them?

Well, if they were classy ones, like the ones in the center median of Walnut St. near Richland College, then I'd be okay with it. Rotting, wooden poles are no bueno! Plus, then TXU could have an excuse to test diamond technology out. How cool would that be? Then Garland Rd could be a "destination" and an "innovation" ... like what I did there? :D

[tamtagon]

If the Garland Road Vision folks have it in their mind that Garland Road from Gaston to LBJ Freeway needs to become a shopping and entertainment destination that appeals to people from more than 3-4 miles away, they will have decided on a plan of failure. The businesses along Garland Road have been fine tuned over the years to meet the mundane needs of the people living nearby. The types of businesses along Garland Road will increase in variety and begin to perform a significantly new function in the lives of area residents only as soon as the population increases significantly. Mid & High rise residential buildings will have to be part of Garland Road to "improve" the character of the street.

I suspect the people behind this committee are more interested in sanitizing Garland Road than anything, and I also suspect higher population density is as unappealing to these folks as is a tattoo parlor or an auto service shop.

[calabazadeoro]

I like power lines, why bury them?

http://farm3.static.flickr.com/2524/3932323061_7e32101351.jpg

Is that picture from Grande Blvd at Old Jacksonville Rd in Tyler, Texas? If so, those are a fine example of how high-tension power lines can really have a positive impact on scenery, when done right.

[aygriffith]

As long as they don't get rid of Barbec's... I love going there for breakfast. Their beer biscuts are amazing.

[jsoto3]

Website:
http://garlandroadvision.org/

City of Dallas Quality of Life Committee Briefing - Sept. 14, 2010:
http://www.dallascityhall.com/committee_briefings/briefings0910/QOL_GarlandRdVisionStudy_091410.pdf

[UptownRes]

I have never read anything on a blog that I agree more than that previous post by tamtagon.

[Forrest Gump]

Yesterday the Dallas City Council approved the Garland Road Vision plan with no discussion and no speakers.

[cowboyeagle05]

The question is will anything happen now thats its passed. Will someone spear head pushing the city to do some of the suggested projects or will it just sit in the Library with dust. These projects will need local activists to stir up interest to make sure they happen. To many studies happen but a lack neighbors take the time to actually show interest to the city besides a quick letter or email. No one should expect the city to pay attention to their neighborhood unless they themselves show the city they are interested.

[PuddinHead]

If the Garland Road Vision folks have it in their mind that Garland Road from Gaston to LBJ Freeway needs to become a shopping and entertainment destination that appeals to people from more than 3-4 miles away, they will have decided on a plan of failure. The businesses along Garland Road have been fine tuned over the years to meet the mundane needs of the people living nearby. The types of businesses along Garland Road will increase in variety and begin to perform a significantly new function in the lives of area residents only as soon as the population increases significantly. Mid & High rise residential buildings will have to be part of Garland Road to "improve" the character of the street.

I suspect the people behind this committee are more interested in sanitizing Garland Road than anything, and I also suspect higher population density is as unappealing to these folks as is a tattoo parlor or an auto service shop.

I hope this project is successful. Those old warehouse buildings south of the spill way need to go along with the asundry beer stores near by. From Buckner north to LBJ just how many pawn shops, car dealers, tire stores do we actually need.

It is sad that the best retail store along the stretch of road between Buckner and LBJ is Home Depot.

[ihavebeenseen]

Free market put those businesses there to serve the needs of the people in the surrounding neighborhoods. The retail will not change until the neighborhoods change. Also both those storage warehouse facilities are basically brand new. Was it moronic to zone them into those spots, yes. The one that is south of Garland Rd is particularly bad because it locked up some land behind it that will never get developed.

[gshelton91]

Free market put those businesses there to serve the needs of the people in the surrounding neighborhoods. The retail will not change until the neighborhoods change. Also both those storage warehouse facilities are basically brand new. Was it moronic to zone them into those spots, yes. The one that is south of Garland Rd is particularly bad because it locked up some land behind it that will never get developed.

interesting thought... I grew up on a farm and sometimes weeds would grow in our nicely plowed land and i can't quite imagine my dad saying "gee those weeds sure are doing good over there... God must want them to be there better leve them alone"

I would say that the free market led those business to choose those locations based on a number of constraints some of witch are government created some are demographic created. And i would bet that we are the leading edge of that demographic part making a change and starting to influence the government part.

[mjblazin]

What happened to the multi-use project at the corner of Winsted/Garland? The economy?

[PuddinHead]

Free market put those businesses there to serve the needs of the people in the surrounding neighborhoods. The retail will not change until the neighborhoods change. Also both those storage warehouse facilities are basically brand new. Was it moronic to zone them into those spots, yes. The one that is south of Garland Rd is particularly bad because it locked up some land behind it that will never get developed.


The wet dry map of Dallas County put those beer store businesses there nothing else. Those old box stores across the street from the beer stores that are empty except for the occasional mega dance hall that opens periodically. They need to go and the land redeveloped.

Those used car lots, used tire stores, car title loan stores and beer joints north of Buckner do not serve anyone in the area anymore than they would in your part of town. They are blight.

Will the area ever resemble Snider Plaza? No but it can be improved way beyond its current condition.

[cowboyeagle05]

Well depending on what you think about the potential of this site along the Garland Avenue Corridor on the Garland side I assume it will help encourage some beautification of the area. I know the city debated allowing the development since its very car oreinted and the city would like to see the area redevelop towards more mixed uses but I think this could be an ok transition since they are building such a large grand entrance for the city.

I suggest reading the entire blog post he really goes over why its hard for cities in DFW to balance these pedestrian oriented mixed use projects versus development that is a sure thing like an elaborate gas station like this one that's going above and beyond to make a positive impact on the neighborhood. In the end he discusses what many believe to be a reality of this property which is a major car oriented intersection and is not gonna change unless more nearby businesses move away and there is room for massive redevelopment and change.

http://douglasathas.net/blogs/index.php/2011/05/04/something_better


A Dream Is More Than Just "Something Better" by Douglas Athas District 1 Garland City Council Member May 4, 2011

http://img560.imageshack.us/img560/2527/racetracgarshiloh.jpg (http://img560.imageshack.us/i/racetracgarshiloh.jpg/)
Uploaded with ImageShack.us (http://imageshack.us)

At Tuesday's meeting, the Council approved issuing a Special Use Permit to RaceTrac to build a convenience store with gas pumps at the five-point intersection of Garland Ave and Shiloh and McCree Rds. It did not always appear that the case would garner council-wide support. The site is the traditional southern entrance, a century old, to the city. The site was vacated a couple years ago when Prestige Ford moved all its facilities to the west side of Shiloh Rd. Just to the north of the site is the HyperMart that has been vacated even longer...

...That RaceTrac would be given the opportunity to start a revitalization process at the southern tip of that area was never a foregone conclusion. Staff recommended denial as did a majority of the Plan Commission. I think the staff recommendation was the recommendation that they should have made. There is no guarantee that RaceTrac will have a positive affect on the area or that it won't negatively impact future development of the HyperMart site, which, as said, is part of the Planned Development zoning. With such unknowns, the staff recommendation is the conservative recommendation. The recommendation from the Plan Commission has been criticized because there were references to giving the proposed—but not adopted—catalyst area more time to develop...

...Looking at every use around the site selected by RaceTrac, there was none whose value will be lessened. No property owner within 400 feet registered any opposition to the development. There is no possilbe use on the adjoining site that would find the RaceTrac more objectionalbe than the sixty thousand-plus cars driving by within feet, the transmission lines, the rail lines, the manufacturing plant, the massive car dealership, storage facilities, or other miscellaneous uses in the area. The basic component of the proposed catalyst areas is that they be more walkable and those working and living in the area not be forced to jump in the car for a small trip. Under no scenario is this triangular-shaped parcel, resting between two of five rivers of cars, near the center of five converging roads—a whirlpool of cars—ever going to be a pedestrian area.

However, more importantly, I know of no Class A or B office anywhere that is surrounded by these types of uses. As one development expert asked me when viewing the area a couple years ago, "Who would build offices and apartments here and think they had a chance of renting them?" It deflated my expectations but who can deny the accuracy of the answer I had to give? "Hardly anyone." Everyone with a window view wants a pleasant view. Does an apartment overlooking a parking lot or warehouse rent for more than one overlooking a park or river? Really, it's Real Estate 101.

RaceTrac more than stepped up to the challenge (admittedly, to some degree to urging by the Plan Commission) and presented a plan that features extensive landscaping to the city's entrance area. The store itself will be nicest they have ever constructed and they plan major renovations to their current stores on Northwest Hwy and Lavon Ave.

Deciding the case wasn't quick or easy. As said, there were many issues and many ways of looking at those issues. In the end, the Council did decide—unanimously—to approve the application.

[Uptown72]

What was this writer thinking of when he said, "everyone with a window wants a pleasant view....". He is saying that there are no pleasant views here. Really? Did he ever stop to consider the draw to this part of east Dallas? White Rock Lake maybe??? I guess he didn't like water!

[cowboyeagle05]

What was this writer thinking of when he said, "everyone with a window wants a pleasant view....". He is saying that there are no pleasant views here. Really? Did he ever stop to consider the draw to this part of east Dallas? White Rock Lake maybe??? I guess he didn't like water!

Do you not understand the intersection he is talking about? He is referring to the heavy industrial area of Garland Avenue and Shiloh Road near 635 there is no White Rock Lake view near that intersection.

He is not talking about the part of Garland Avenue/Road that meanders around White Rock Lake. That statement "everyone with a window wants a pleasant view...." is about the reality that one major sticking/selling point of any property or leasable space is the view. If the view is of heavily industrial businesses which is what surrounds this property your not going to get the same rent price as apartments that face a park.

The business of development doesn't work without taking to into account the location,location,location. He is simply pointing out the obvious truth about these areas of cities that we think we want these new mixed use developments that are surrounded by non mixed use properties and how its not a realistic expectation that the neighborhood can just be spun around with simple rezoning. He wants more of these mixed use developments in the city of Garland but the problem at this particular intersection is its just not a realistic expectation at this time.

[Uptown72]

My bad...I thought he was talking about the spillway and the intersection near it.

[cowboyeagle05]

My bad...I thought he was talking about the spillway and the intersection near it.
Ah thats ok I guess maybe I should have not posted the Garland project on this thread since this thread was started in regards to the Dallas Garland Road Corridor. I posted it here though cause this project in Garland could help ignite further interest by area neighbors and business owners to improve the appearance of the 635 Garland Road and Northwest Hwy triangle. Garland also put up nice landscaped medians with Welcome to Garland signage a year or so ago so I would hope that the area would see some slow crawl to improving the appearance of the area. The first thing I would push for repainting the Train bridges that currently cross over Garland Road and Northwest Hwy.

[cowboyeagle05]

Also just a little news story update for the Garland Road corridor on the Dallas side near Casa Linda.

If anybody lives in East Dallas they might know about Good 2 Go Taco they moved into a dilapidated shopping center on Peavy Road several months ago because a friend was going to put in a new bar next door.


The bar will have an "artisan beer garden" and will feature food prepared by Good 2 Go owners Colleen O'Hare and Jeana Johnson, including organic and grass-fed burgers.

http://sidedish.dmagazine.com/2011/01/16/good-2-go-taco-has-killer-first-weekend/

http://www.pegasusnews.com/news/2011/feb/13/bar-good-friend-good-2-go-taco/#c84745

A few months after that news Broke that Marc Cassel was going to open up his own cool eatery in the last remaining space at the opposite end of the shopping center with the New Bar GoodFriend taking up the larger space in the middle.

http://www.pegasusnews.com/news/2011/may/05/marc-cassel-open-restaurant-peavey-road/


Well the news this week is that the shopping Center across Peavy Road behind the Walgreens is now getting renovated. They ripped off the old signage and have now built a new facade structure on top of the old stucco that looks like it will be a simple refresh of the shopping centers current condition not anything world changing. I guess who ever owns that shopping center across the street hopes to attract new tenants thanks to the foodie crowd that is now regularly swarming Good 2 Go Taco and will soon swarm goodfriend and Marc Cassels Peavy Road.

http://maps.google.com/maps?q=Dallas+Texas&hl=en&ll=32.840213,-96.697068&spn=0,0.004128&sll=29.761837,-95.368656&sspn=0.002084,0.004128&t=h&z=19&layer=c&cbll=32.83918,-96.697067&panoid=4QAE9Zx901SaBX8D2qFnrw&cbp=12,263.04,,0,8.42