Plano: High-Rises on the Turnpike?

[CTroyMathis]

<TABLE cellSpacing=0 cellPadding=5 width="100%" border=0><TBODY><TR><TD>Revitalization panel turns attention to turnpike (http://www.zwire.com/site/news.cfm?newsid=11766098&BRD=1426&PAG=461&dept_id=528208&rfi=6)
</TD></TR><TR><TD vAlign=center><TABLE cellSpacing=0 cellPadding=0 width="100%" border=0 hi="1"><TBODY><TR><TD>http://www.zwire.com/images/spacer.gif</TD></TR><TR><TD bgColor=#396ca5 height=2>http://www.zwire.com/images/spacer.gif</TD></TR><TR><TD>http://www.zwire.com/images/spacer.gif</TD></TR></TBODY></TABLE><TABLE cellSpacing=0 cellPadding=0 width="100%" border=0><TBODY><TR><TD>BY AMY MORENZ , STAFF WRITER </TD><TD align=right>05/21/2004</TD></TR></TBODY></TABLE><TABLE cellSpacing=0 cellPadding=0 width="100%" border=0 hi="1"><TBODY><TR><TD>http://www.zwire.com/images/spacer.gif</TD></TR><TR><TD bgColor=#396ca5 height=2>http://www.zwire.com/images/spacer.gif</TD></TR><TR><TD>http://www.zwire.com/images/spacer.gif</TD></TR></TBODY></TABLE></TD></TR></TBODY></TABLE><TABLE cellSpacing=0 cellPadding=5 width="100%" border=0><TBODY><TR><TD vAlign=top>Plano's development approach for future commercial projects along George Bush Turnpike is now being considered by the city's Transition & Revitalization Commission.
A series of planned use developments (PUDs) has already been established along the turnpike that directs its development approaches.
Current zoning calls for high rises fronting the turnpike, with parking lots facing Plano Parkway.
Most of the parcels between Central Expressway and Preston Road have narrow and long tracts, said Commission Chairman Larry May, a former city councilman and member of the Planning & Zoning Commission.
"In 10 to 20 years, (Highway) 190 could be ... a commercial office area like LBJ or the tollway," May said. "We need to treat the area as a green field ... to enhance our urban design."
The turnpike's current zoning is controlled under a so-called "overlay district" that sets specific development restrictions, said Phyllis Jarrell, director of planning.
The district's requirements call for a 30-foot landscape edge, underground utilities and monument signs.
Plano uses similar districts for the Dallas North Tollway, State Highway 121 and Preston Road. The turnpike's long-range development west of Preston is constrained by he railroad and a TXU power line, Jarrell said.
"Maybe we do need to give more consideration to its development as part of our urban fabric," said Senior Planner Greg Adams, who serves as staff liaison to the commission.
"We need to coordinate our approach with Richardson," said member Etta Chandler.
The commission is continually evolving. After developing ideas for East Plano, it turned attention to urban design elements.
In the long range, the commission would like to see Central Expressway's role as a barrier dividing Plano decrease.
The concept of reviving "Spring Creekwalk" west of Central Expressway at Harrington Park is one tool they are considering to use in the creation of a gathering place.
Plano voters denied a 1991 bond vote calling for using the creekway for potential restaurant and shop development.
Commissioners liked one strategy to continue encourage using heritage and conservation districts to preserve and enhance Plano's original business and residential area. Heritage preservation is considered a key urban design element.
"The difference in downtown has been phenomenal ... it's been a 100 percent improvement," Chandler said.
Encouraging development of a pathway for cyclists and pedestrians to cross Central was stressed when Adams updated planning and zoning commissioners about the group's progress.
"Spring Creek Walkway could be an extension of downtown. It would be highly pedestrian," Adams said. "The P&Z encouraged you to consider thinking outside of the box."
Commissioners are expecting to work another six months before completing their mission. The current "Urban Design Element" outline focuses on the themes of a livable city, a city of organized development and a city in transition. Along with the Transition & Revitalization Commission, planning and zoning commissioners are examining transportation issues.
The combined work will be used to update the city's master plan. Ideas incorporated in the city's comprehensive plan have a better chance of being sustained, Adams told committee members.</TD></TR></TBODY></TABLE>

[drumguy8800]

refer to thread, "New Urbanism in Frisco," read all attacks against suburbia, and reapply them to this crap.

It'll be very, very nice, no matter what they do. Duh, its Plano, duh, its new. Dallas needs to work on the I-35E corridor in south Dallas.. make it a giant "platinum" corridor like DNT............ ô.ô

[bloodandpopcorn]

I agree, drumguy. Show that you can be centrally located, have new stuff, and not be out, 20-30 miles norh of the city.

The outer suburbs make me sick.

[crescentboi]

I agree with both of you, and its not like we don't have space to spare down here! There is plenty of land in downtown or on the lower Stemmons corridor that could be developed to make amazing VERTICLE corporate campuses that would be even more suitable to the clientele I would think. Why would you build a corporate headquarters way out where the nearest large airport is 45mins away or so, not a lot of selection on hotels, public transportation, etc. No museums nearby or any great activities for your clients! I think it's a clear choice where I would go!

[honestruerealman]

I agree, drumguy. Show that you can be centrally located, have new stuff, and not be out, 20-30 miles norh of the city.

The outer suburbs make me sick.

I don't consider Plano/Richardson a suburb, but an urban area. The tollway area that is being talked about is right smack dab in the middle of a huge business center. The Galleria is at the southwest corner, Texas Instruments the southwest corner, Legacy Park the northwest corner, while southern Mc Kinney at 121 will probably become the northeast corner. The area being discussed is a vacuum right in the middle.

[Bryant]

"Plano and Richardson are urban areas; and, unfortunately, they know it."

[drumguy8800]

I don't consider Plano/Richardson a suburb, but an urban area. That tollway area that is being talked about is right smack dab in the middle of a huge business center. The Galleria is at the southeast corner of the center, Texas Instruments the southwest corner, Legacy Park the Northwest corner, while southern Mc Kinney at 121 will probably become the northeast corner. The area being discussed is right in the middle.
The Galleria is west of TI.

Plano and Richardson are both pretty suburban. Small nodes of tall buildings means 'suburban office park' not 'urbanity.'

[honestruerealman]

The Galleria is west of TI.

Plano and Richardson are both pretty suburban. Small nodes of tall buildings means 'suburban office park' not 'urbanity.'


The reason people will be living south of Sherman someday is to work in Plano/Frisco/Richardson--not downtown Dallas. I've been to both Richardson and Plano and they look quite busy as in urbanish to me. They also have a lot of people working there and will be a major employment center some day. I don't think it is necessary for cities to have 40 story office buildings set up like dominos in order to be classified as urban. Plano/Richardson just don't fit the category of suburban as would cities like Garland, Grand Prairie or Mesquite. They are a major business area that is in competition with Dallas, Ft. Worth and Irving for major business relocations.

[Aporkalypse]

If you define "urban" by population density, Richardson and most of Plano are every bit as dense as most of Dallas outside of the CBD. Richardson is certainly as dense as Oak Cliff or South Dallas. I agree, these areas are certainly urban. They even are lucky enough to have mass transit connections. I wish more business would stay in or near the CBD as well but that doesn't mean that you can call these areas "suburban" unless you think of more than 80% of Dallas as such as well.