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HomeMy WebLinkAboutO-1893-12-00ORDINANCE NO. 1 893-1 2-00 ' AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, AMENDING THE 1998 COMPREHENSIVE PLAN, ORDINANCE NO. 1616-7-98 AS HERETOFORE AMENDED, BY REPLACING CHAPTER 13 CENTRAL BUSINESS DISTRICT WITH THE CENTRAL BUSINESS DISTRICT REDEVELOPMENT PLAN, • PROVIDING A SEVERABH.ITY CLAUSE; PROVIDING A REPEALING CLAUSE; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the Planning and Zoning Commission and the governing body of the City of Allen recognize the need to update to the 1998 Comprehensive Plan and Thoroughfare Plan to guide the growth and development of the community; and, WHEREAS, the Planning and Zoning Commission of the City of Allen, and the governing body of the City of Allen, in compliance with the laws of the State of Texas and the ordinances of the City of Allen, have given the requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all the property owners generally and to all persons interested and situated in the affected area, and in the vicinity thereof, and in the exercise of its legislative discretion, have concluded that the 1998 Comprehensive Plan adopted by Code Ordinance No. 1616-7-98, should be amended. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, THAT: ' SECTION 1: Chapter 13 of the 1998 Comprehensive Plan, Ordinance No. 1616-7-98 as heretofore amended, is amended in part to replace the existing provisions relating to the Central Business District with the Central Business District Redevelopment Plan set forth in Exhibit "A" attached hereto and made a part hereof for all purposes. SECTION 2. All ordinances of the City of Allen in conflict with the provisions of this ordinance shall be, and the same are hereby, repealed; provided, however, that all other provisions of said ordinances not in conflict herewith shall remain in full force and effect. SECTION 3. Should any word, sentence, paragraph, subdivision, clause, phrase or section of this ordinance, be adjudged or held to be void or unconstitutional, the same shall not affect the validity of the remaining portions of said ordinance or the 1998 Comprehensive Plan, Ordinance No. 1616-7-98 as heretofore amended and as amended hereby, which shall remain in full force and effect. SECTION 4. This ordinance shall take effect immediately from and after its passage and publication in accordance with the provisions of the Charter of the City of Allen, and it is accordingly so ordained. DULY PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF ALLEN, COLLIN COUNTY, TEXAS, ON THIS THE 7TH DAY OF DECEMBER. 2000. APPROVED:„^ Stephen Terrell, MAYOR APPROVED AS TO FORM: ATTEST: G. Smith, CITY ATTORNEY Jddy MorNson, CMC/AAE, CITY SECRETARY Central Business District Plan CITY OF ALLEN CENTRAL BUSINESS DISTRICT REDEVELOPMENT PLAN The Central Business District (CBD) includes an area of approximately 225 acres located east of U.S. 75 bounded on the north by the Rolling Hills subdivision and Cottonwood Creek, by Cottonwood Creek on the east, and by the Allenwood Addition and Millennium Park on the south, as illustrated on Map 13.1. The CBD contains the remnants of Allen's past, including a rail line, a structure that originally housed offices of the Interurban Railway, the former "Feed Store," and several structures that were originally residential, clustered along Main Street. Allen, like many American communities, developed around a core of commercial activity that later came to be identified as the Central Business District (CBD). In Allen, agricultural and ranching activities formed the basis of an early economy that developed around a railroad stop between McKinney and Plano. Agricultural commodities produced in the region were transported to the Allen Station for shipment to the local market in Dallas, larger markets in St. Louis, and the ports of Galveston and Houston. The station formed the nucleus of the small Allen community, a compact area that eventually included general stores, housing, churches and schools. Historically, the development in Allen has been influenced by ready access to transportation, originally rail, and later the U.S. Highway system. Development was also influenced by Allen's location at the outskirts of the thriving Dallas metropolitan area. The community's evolution from a rural community to a suburban hub has been rapid and has occurred only very recently. Allen's new businesses serve national and global markets and are, in large part, representative of information technology and communications systems developed only within the last ten years. Manufacturing and distribution in the "high-tech" business that has developed in Allen is more comfortable in a campus -style environment. Uncharacteristic of a traditional downtown, the high-tech environment relies less on a transportation of commodities than on access to telecommunications and a skilled work force. The residents of today's Allen are educated, skilled and affluent, attracted by good public schools, diverse opportunities for higher education, varied recreational facilities, and an excellent quality of life. Proximity to major airports, regional employment, and retailing centers provide convenient alternatives for consumers who are no longer confined to a single "downtown" location. With few exceptions, the suburban shopping center has effectively eliminated retailing in the central business district. The CBD in large urban areas has become increasingly specialized as the Saved as: NYallenntl/planning/projects/CBDStudy/CBD Plan Outline Central Business District Plan regional center of financial, banking and legal activities —a role which is not well -suited to the character and development of smaller communities such as Allen. Land uses include scattered residential, small commercial and a significant amount of institutional development including the Municipal Complex, the U.S. Postal Service, the City Cemetery and several churches. Approximately 40% of the land within the CBD is vacant and an additional 20% is seriously underutilized. As community and regional shopping has expanded in Allen and surrounding communities, the Allen CBD as a whole has continued to experience a decline in activity, despite its proximity to Allen Station Park, the Millennium Industrial Park and the Allen High School. The reasons for this decline include inadequate infrastructure, less costly undeveloped land elsewhere, incompatibility of some existing land uses, poor traffic circulation patterns. A lack of readily available parking and the lack of coherent design and development requirements exacerbate the challenges of meaningful redevelopment of the Allen CBD. The challenge then, is to create a CBD that is able to overcome the difficulties of redevelopment, including obsolete subdivision and deficient infrastructure, in a manner that redefines its central purpose and its meaningfulness to the community. In order to accomplish this, the city must review its objectives and its priorities, perform an honest self-examination, develop a plan to accomplish its goals and commit to implementing its strategies over a period of time. The Plan must be realistic in its implementation schedule and sensitive to its financial capacity. Many of the strategies outlined in this Plan will require a long- term commitment of both public and private resources. Continued compromise and cooperation between all partners, and the continuous re-evaluation and refining of strategies will be necessary. The following outline describes the structure of the Plan. The implementation of the Plan is both described and embedded in the document. Saved as: NYallenntl/planning/projects/CBDStudy/CBD Plan Outline 2 Central Business District Plan BACKGROUND The 1998 Comprehensive Plan outlined the following Goals and Implementation Strategies for the CBD: 13.00 General Goal: Promote the redevelopment of the Central Business District for low to medium density uses, including office, retail, restaurants, service and employment uses, and high density residential uses. 13.10 Specific Goal: Enhance the vehicular circulation patterns in the CBD to support the redevelopment. 13.11 P/IS: Support various street and alley closures to allow for the efficient use of properties as well as to increase the accessibility and visibility of properties. 13.20 Specific Goal: Promote pedestrian activities in the CBD 13.21 P/IS: Encourage the incorporation of street level facade treatments to entice pedestrian interest. 13.22 P/IS: Encourage outdoor dining and seating facilities where appropriate. 13.23 P/IS: Allow for the redevelopment for high density residential development (greater than 12 dwelling units per acre) to enhance the evening population of the CBD. 13.30 Specific Goal: Conduct a marketing and feasibility study for the promotion of the redevelopment of the CBD. 13.31 P/IS: Encourage a partnership between Allen Economic Development Corporation (AEDC), the Allen Chamber of Commerce and the City of Allen to develop a redevelopment, business retention and marketing strategy for the CBD. 13.32 P/IS: Encourage the creation of a land owners and/or merchants association to encourage the redevelopment and marketing of the CBD. The Goals and Implementation Strategies of the 1998 Comprehensive Plan were ratified and expanded by the results of the survey prepared by Leadership Allen. The present proposal will expand upon many of these, such as the extension and upgrading of streets and pedestrian ways, suggesting bicycle routes, proposing changes in land use regulation, the development of Saved as: NJallenntl/planning/projects/CBDStudy/CBD Plan Outline 3 Central Business District Plan gateways, establishing design requirements for new development and making provision for preserving historical resources. An analysis of roadway capacity, signalization and intersection improvements is included in the detailed analysis. The City should undertake further detailed work in various areas: • A detailed design study of individual CBD streetscape components within the framework of the Allen Streetscape Image Study prepared by the MESA Design Group, and should include cost estimates for individual design elements, not addressed in the present Plan. • Trail design elements should be fully integrated with the Consolidated Alternative Transportation and Recreational Trail Plan under development. • An Old Allen Historical Village plan should be developed to address infrastructure, parking, design and implementation elements associated with the restoration and utilization of preserved structures. • A detailed flood study of the tributary (FIRM Stream 2G3) to Cottonwood Creek that extends along the northern boundary of the CBD. The assessment of business retention or marketing strategies for the CBD, however, is beyond the scope of the present plan. While business retention and marketing efforts may rely on many of the findings and policies resulting from this plan, it is assumed that such efforts are properly addressed by marketing specialists, such as the Allen Economic Development Corporation (AEDC) and the Chamber of Commerce. LEADERSHIP ALLEN'S CONTRIBUTION TO DEVELOPMENT OF THE PLAN Class XI of Leadership Allen identified the redevelopment of the Central Business District as their class project. The project would be undertaken as a volunteer project under the auspices of the Allen Chamber of Commerce. In November 1999, class members met with the city to determine how to best develop a plan of action. Three important parts of the project provided a starting point for the plan: 1. Over 250 properties located within the area zoned as Central Business District (CBD) were inventoried and a photo -journal was prepared documenting their findings. Information recorded included land uses as well as property and infrastructure conditions. Saved as: NJallenntl/planning/projects/CBDStudy/CBD Plan Outline 4 Central Business District Plan 2. A survey was conducted of Allen residents to determine attitudes and preferences concerning downtown development. 3. Several town meetings were held to secure community opinions concerning redevelopment. The town meetings held in late March and early April 2000 were well attended and informative, reinforcing and expanding on the results of the survey. The alternative scenarios included in this report were selected as a result of the preferences identified in the survey and discussed in the town meetings. The scenarios were also evaluated by the degree to which they met the objectives of the Comprehensive Plan and the preferred outcomes documented by the class. COMMUNITY PARTICIPATION In addition to the townhall meetings sponsored by Leadership Allen, the City conducted three community workshops in the summer of 2000. Each workshop built on the findings and decisions of the previous workshop. The findings of the workshop confirmed many of the findings of the townhall meetings and the community survey, and also provided additional insight into competing interests, which could delay or even thwart implementation strategies. Alternative scenarios were suggested and adopted, altered, discarded or combined by the participants, allowing for the formulation of a broad vision and general concepts unconstrained by issues of cost. Participants achieved consensus on the issues listed below. Each of these issues will be addressed individually in the body of the Plan. CBD Purpose Zoning Sub -districts and future land uses Permitted Uses within each zoning subdistrict Transportation and Traffic Circulation Infrastructure Urban Design Several issues, such as the traffic circulation of the CBD, were also considered in the update of the Thoroughfare Plan completed in October 2000. Other on -going studies, including the consolidated Alternative Transportation and Recreational Trails Plan and updates to the signage regulations, will refine aspects of the CBD Plan within the framework of the larger Comprehensive Plan. During the course of the preparation of the CBD Redevelopment Plan, other significant events occurred. In May 2000, voters authorized the sale of bonds for a 60,000-square foot Library/Performing Arts Center to be located within the heart of the CBD on Allen Drive. In June the City Council imposed a six-month moratorium on new construction within a portion of the Saved as: NJallenntl/planning/projects/CBDStudy/CBD Plan Outline 5 Central Business District Plan area presently zoned CBD — Central Business District. Each of these events signaled the commitment of the community and its elected officials to make the redevelopment of the CBD a priority. The CBD has been the focus of several joint workshops between the Planning & Zoning Commission and the City Council over an 18-month period. The Planning & Zoning Commission established a review committee that actively monitored the progress on the Plan and provided suggestions and alternatives. Both the Planning & Zoning Commission and the City Council conducted public hearings. In addition, the Sign Control Board held a workshop and special meeting to consider signage within the CBD. It is anticipated that certain details of the CBD Redevelopment Plan will require additional refinement as implementation proceeds. This document should continually be updated and alternatives re-evaluated to ensure that the redevelopment of the CBD meets the needs and expectations of the community. The relatively short history of Allen dictates that benchmark data will need to be established and monitored on a regular basis. The desirability of alternative scenarios may depend on the cost and who is called upon to pay for that implementation. It is important that these costs be evaluated cautiously and reevaluated periodically, with proper consideration of financing alternatives and the scheduling of improvements. It should not be assumed that the costs of implementation are entirely public costs or that they should be borne entirely by the developer. The proper mix will depend on the individual project and the measure of public/private benefit. Neither should the costs be assumed to be entirely financial, since it is anticipated that trade-offs exist, and that the implementation of one action may foreclose other equally desirable alternatives. DEFINING BOUNDARIES Establishing a Sense of Place An important part of creating or recreating an urban environment is establishing a sense of place and a definition of physical space. In order to do this, it is essential that clear boundaries be established, limits that may be clearly marked and which express a sense of arrival to the most casual observer. Exploring alternatives The present CBD zoning includes the original urban core, but portions of the area within it remain focused elsewhere. An example of this is the commercial development along U.S. Highway 75 and that along McDermott west of Century Parkway, which is oriented exclusively Saved as: N.Y allenntl/planning/projects/CBDStudy/CBD Plan Outline 6 Central Business District Plan toward those arterials. The development within this area is similar, if not identical, to the type of development found on McDermott west of U.S. Highway 75, or which may be found in most shopping centers around the state constructed within the last ten years. For the Allen CBD to retain an existing character or develop a unique sense of place, the Allen CBD must feel and look different. Drive -through restaurants and large grocery stores are oriented to customer convenience, speed of delivery and a large number of customers in a hurry. Signs are designed to attract motorists along fast moving vehicular corridors — the things that make a corporate logo such as the "Golden Arches" recognizable from afar work against the creation of a unique character. It is for this reason that the establishment of Design Districts are recommended with specific requirements that retain the scale and feel of the small town that Allen was originally, with limited signage and inviting pedestrian walks. Boundaries marked by natural features are particularly appealing, especially where zoning regulations use these boundaries to separate land uses. Cottonwood Creek makes a perfect natural boundary between the CBD along the eastern and northern boundary. McDermott Drive as a principal arterial effectively divides the commercial uses of the CBD on the north from those on the south. Landmarks such as the City Cemetery, Allen Station Park and the Municipal Complex are important in orienting and guiding the visitor, whether or not they contribute directly toward redevelopment initiatives. Emphasizing Linkages In addition to marking boundaries, the emphasis (or lack thereof) on linkages to external activity is important in defining space. Cedar Drive links the CBD to Allen Station Park and will eventually connect with the First Baptist Church facility. Century Parkway links the Municipal Complex and Millennium development with the CBD. Allen Drive links the Municipal Complex with Main Street and the northern limits of the CBD. Main Street provides an important east - west linkage within the CBD itself. The significance of the emphasis is visual and physical, promoting or discouraging such things as pedestrian traffic, window-shopping, access or even development. An observed connection established by recent development along North Allen Drive provides an identifiable link between medical offices and the new Presbyterian Hospital. Including and Excluding Area from the CBD In order to implement a successful redevelopment program, it is important to set realistic goals and to achieve early success that will serve as a catalyst for continued efforts toward Saved as: NY allennt 1/planning/projects/CBDStudy/CBD Plan Outline 7 Central Business District Plan improvement. In the Allen CBD it is important to define a compact and contiguous area where progress is visible and measurable. Poorly defined borders that do not permit clear focus will detract rather than add to any impetus for redevelopment, and unfortunately it is these edges that are often the most visible. It is recommended that the area south of Main Street and west of Bonham/Century be excluded from the CBD. This area, with the completion of the Southwestern Bell facility, is almost entirely developed, but the focus on the U.S. 75/McDermott Drive intersection supplies little energy toward CBD redevelopment. PLAN ELEMENTS PURPOSE The CBD purposes identified through the community workshops articulate the desire that the CBD be established as a focus for community activities. They include: A Point of Identity Urban Residential Uses Parades and Civic Activities A Worship Center A Gateway to Allen Station Park Dining Destination A Pedestrian Experience An Area for Senior Citizens A Reason to Go to the Area A Government Center A Cultural Center Trailhead to City Hike and Bike Trails Historic Preservation Specialty and Boutique Shopping A Downtown Park An Area Supportive of the Small Business Environment Unlike large urban.centers established as financial hubs or catering to strictly commercial or entertainment interests, the purposes identified establish a more human scale, where the interests of the residents in passive parks, leisure dining and social, religious and civic interests converge, and commercial activities support rather than dominate. Saved as: N.Yallenntl/planning/projects/CBDStudy/CBD Plan Outline 8 Central Business District Plan LAND USE Existing Land Use Existing land uses are documented in Map 13.2 and Appendix "A" of this Plan. They reflect the transitional character of a large portion of the CBD, with significant amounts of undeveloped or under -developed land, and adjacent incompatible uses. The quality of the street and pedestrian system linking these uses ranges from excellent to non-existent. The railroad tracks owned by the Union Pacific Railroad divide the CBD. Ash Street north of Main Street and Austin Street are located on property owned by the railroad. Single-family residential uses have declined in number, and the quality of housing has deteriorated as a result of expansion of the regional roadway system (U.S. 75 and McDermott Drive) and policies forbidding new single-family residential development. Nevertheless, the condition of most residential properties nevertheless ranges from fair to good. New commercial development is generally limited to low -density single -story retail and office located on small tracts. The majority of this development is concentrated along Allen Drive Saved as: N.•/ allenntl/plannina/projectsiCBDStudyrCBD Plan Outhne 9 Central Business District Plan north of Main Street and includes professional offices and medical supply and service. During the boom years of the early to mid 1980's, there was considerable redevelopment within the CBD. This came to an abrupt halt with the recession of the late 1980's. Beginning in the early 1990's, construction of office development was seen along McDermott Drive. A listing of non- conforming commercial structures is attached as Appendix "B." The condition of most commercial development ranges from fair to good. Institutional uses include the Municipal Complex, the U.S. Post Office, the Health & Human Services Building, the former offices of the Building & Code Compliance Department of the City of Allen, the Senior Citizens Center operated by the City of Allen, the Central Fire Station, the First Christian Church, First Baptist Church, St. Mary's Baptist Church, Moore's Memorial Sanctuary located at St. Mary's and Cedar, and the Inheritance Assembly of God Church located on Cedar between Main Street and McDermott Drive. The number of churches located in the CBD has declined from nine to five in recent years. Institutional uses also include soccer fields located south of Cottonwood Creek on St. Mary's Drive. Parking is an issue for commercial and institutional uses on Main Street between the railroad tracks and Allen Drive. Off-street parking has generally been provided in all commercial development since the CBD was established in 1983. Future Land Use Community priorities for redevelopment include: No drive -through restaurants in CBD Encourage incentives for redevelopment Place restaurants along Cottonwood Creek Allow residential above retail along Cottonwood Creek Create pedestrian linkages to Millennium Higher density residential along US 75 as a buffer Retain the Post Office and assist in expansion if appropriate Allenwood Estates needs a neighborhood park Limit further retail uses in transportation corridor Locate Allen Station replica in transportation corridor Transportation corridor should include a trail Develop shared parking arrangements Saved as: NJ allenntliplanning/projects/CBDStudy/CBD Plan Outline 10 Central Business District Plan Considerations The following considerations were noted as being important in establishing land uses to be encouraged within the CBD: • Existing residential subdivisions adjoining the CBD should be buffered from the unwarranted impacts of redevelopment. • A viable transportation corridor should be maintained along the Union Pacific Railroad line to preserve the City's options for fixed guide -way transit. • A viable traffic circulation system for the CBD should be established. • Stream -beds and floodplain areas should be protected from encroachment. • Trail linkages should be provided. • Infrastructure should be upgraded to allow highest and best use. • The east side of U.S. 75 has direct access to fiber-optic cable. • A mix of mutually supportive and compatible uses is most desirable. • The marketplace supports the majority of existing uses. • Higher density residential development will be required to support additional restaurant and retail uses. • Institutional uses will play a significant role in any redevelopment strategy. • A sympathetic context should be established for historic properties. • A system to govern permissible uses and enforce design guidelines should be established prior to implementation of any redevelopment plan. As a result of these considerations, the future land uses shown on Map 13.3 should be adopted and zoning regulations established accordingly. Mixed use Residential/Retail: High density residential with first floor retail and service uses should be established adjacent to Cottonwood Creek with direct access to transportation and recreation systems. Parking should be screened from the street or structured. Shared parking should be encouraged. Office: Office uses should be located along transportation arterials including McDermott Drive and U.S. 75. Office uses adjacent to existing residential development should be required to provide setbacks from residential uses. Establishment of a neighborhood park on the southwest corner of McDermott Drive and Cedar has been identified as a neighborhood priority. Office/Retail: A combination of office and retail uses should be encouraged at the center of the CBD. Retail uses will be supported by the proximity (within walking distance) of office uses. Saved as: NYallenntl/planning/projects/CBDStudy/CBD Plan Outline 11 Central Business District Plan Retail: Retail uses should be located at the center of the CBD with adequate free parking and pedestrian amenities. Specialty retail uses should be encouraged. Institutional: Institutional uses, including the Municipal Complex, Postal Service and religious institutions support retail uses and should be designed to reinforce redevelopment of the CBD through the investment in infrastructure and transportation linkages. Institutional/Office: A combination of institutional and office uses establishes a requirement sensitive to the design requirements of both. Medical Office & Supply/Service: Low intensity medical offices and sales/service uses associated with medical practice permits development adjacent to single-family residential subdivisions that does not infringe on traditional uses within those subdivisions. Transportation Corridor: A transportation corridor that permits only uses which support transportation and transit uses, including parking and fixed guide -way transit and trail systems. Saved as: NYa0enntt/planning/projects/CBDStudy/CBD Plan Outline 12 Central Business District Plan Design Districts: Design Districts should be established to regulate the design requirements associated with areas of particular historic or other sensitivity to establish a context for existing structures or to establish requirements for in -fill or new development. In addition, an appropriate area should be set aside for the relocation of historic structures on park or other property committed to the preservation and maintenance of the structures. A committee that includes a representative of the Allen Heritage Guild, the Planning & Zoning Commission and the Allen Chamber of Commerce should be established to review site plans and building elevations within the designated Design Districts. Map 13.4 Design Overlay Districts 0 Design District No. 1: This district extends approximately 850± feet along Main Street from Allen Drive to Austin Drive (See Map 13.4). The area between Butler Drive and Austin Drive includes the remaining commercial structures of the original town. The area west of Butler Drive contains newer structures, which should eventually be replaced with structures designed to reestablish the flavor of the original community, with wide canopied pedestrian walks, street trees and pedestrian amenities such as benches and trash receptacles. Existing street light fixtures installed in 1987 should be retained while fixtures installed on creosote poles should be eliminated. Signage in this District should complement the historic character of the street. Saved as: W allenntl/pianning/projects/CBDStudy/CBD Plan Outline 13 Central Business District Plan Design District No. 2: This district includes the majority of historical residential structures remaining in Allen. While many of these homes have been converted to commercial uses, they are predominantly prairie -style pier and beam structures, with pitched roofs and graceful porches. The district extends the depth of a lot on both sides of Main Street from Bonham Drive to Allen Drive, and includes the northwest corner of Main Street and Allen Drive. It also includes an area south of Design District No.1 to McDermott Drive between Allen Drive and Austin Drive (See Map 13.4). Sidewalks should be a generous five feet in width set back from the curb to encourage pedestrian movement. Streetlights should be installed which complement the traditional character of an early neighborhood, while commercial signage should be unobtrusive and conservative. Old Allen Historic Village: A development plan should be prepared to create an "Historic Village" centered on the existing St. Mary's church and adequately buffered from the existing athletic field uses. Relocation of historic bridge structures to provide access across Cottonwood Creek or within the confines of the park should be considered. High activity lighted park uses (soccer fields) adjacent to St. Mary's Drive should be relocated in the future to areas closer to suburban residential development with adequate parking, and replaced with more passive park uses sensitive to the adjacent Historic Village and high density residential development. Regulations in the CBD The City should establish both zoning subdistricts and design requirements to enforce uses and design within the various areas. While non -conforming uses will continue to exist for as long as the use continues uninterrupted, loss of legal non -conforming status will require conformance with adopted regulations. A central theme of the Plan is the removal of institutional barriers to redevelopment if rules or regulations constitute an unnecessary impediment to the accomplishment of the community's objectives in re-creating the CBD. This does not imply standards lower than those of other areas within the City, but allows for accommodation of mixed -use product. Saved as. N:/ aliennti/planning/p,ojects/CB.DStudy/CBD Plan Outline 14 Central Business District Plan In June 2000, the City Council adopted the Allen Land Development Code which amended earlier provisions that required masonry exterior finish for all residential structures converted to commercial uses, permitted a reduction of 50% in the parking requirements for historic structures, allowed administrative approval of minor plats involving less than four lots and requiring no additional right-of-way, and directed a review of sign regulations. A six-month moratorium on new construction was imposed on June 25, 2000, to maintain the status quo within the CBD to permit the development of a redevelopment plan addressing land use, transportation, infrastructure, urban design and project financing. Map 13.4. �F Zoning Sub -Districts Sc —-- surrLr E f,6N � ...lo ��� are Ila�.rralr o �.� ulsmu. l C 4 I ,Uu. In ulsmunouu -�—;`. POD moo U OH1Cf1EiN. C cis �x0 msnrunonu IAA o.�-e..m U uIZT1TU Tl011 AL TLE0. n I i Saved as. NY allennt llplanninglprojects/CBDStudy/CBD Plan Outline 15 Central Business District Plan TRANSPORTATION Vehicular Circulation The significant elements of the street system in the CBD were established by the railroad in what is presently identified as the "Old Donation." Many streets have a generous right-of-way width of 80 feet, although others are only as wide as a cart path. All were laid out in a traditional grid pattern extending no further north or east than Cottonwood Creek. Main Street was the principal commercial street. Since the construction of McDermott Drive (FM 2170) in 1986, through traffic has generally by-passed Main Street and the CBD. The construction of McDermott Drive also created two unfortunate effects: Main Street between McDermott Drive and Dogwood was designed as a one-way westbound, and the at -grade crossing at St. Mary's Drive was discontinued. McDermott Drive, Main Street and Belmont Drive remained the only crossings of the railroad tracks. The Thoroughfare Plan (Map 13.4) identifies Allen Drive and Cedar Drive as north/south collectors and Main Street and St. Mary's Drive as east/west collectors. Allen Drive continues to connect to "Old" Rowlett Road with a grade separation at U.S. 75 but presently terminates at McDermott Drive. Allen Drive also includes a reverse curve that does not meet current City standards as it approaches Cottonwood Creek. Cedar Drive north of Cottonwood Creek was designed as a serpentine park road intended to discourage both speed and high volumes of traffic. Streets within the CBD include a combination of curb and gutter concrete roadways and asphalt rural cross -sections with bar ditches on both sides. A number of street rights -of -way are unimproved, including a portion of the former right-of-way of the Texas Traction Company (Electric Interurban Railway) currently paved as Butler Drive south of McDermott Drive to Saved as: NJ allenntl/planning/projects/CBDStudy/CBD Plan Outline 16 Central Business District Plan Century Drive and north of McDermott Drive to Coats Street. A portion of Butler Drive north of Coats is unimproved. Birch Street was abandoned in 1997 to permit the expansion of First Baptist Church and the development of self -storage along Coats between Ash Street and Cedar Drive. Portions of Belmont Drive east of Ash Street were abandoned at about the same time. A significant length of both Ash and Austin Streets north of McDermott Drive are located on railroad property and are only marginally improved. In order to improve traffic circulation within the CBD, it will be important to re-establish a viable grid pattern with key east/west linkages at intervals of approximately 600 feet across rail or transit lines, including McDermott Drive, Main Street, Coats Drive and St. Mary's Drive, and north/south connections at Bonham, Allen Drive, Ash Street, Cedar Drive and Dogwood. An inventory of existing and proposed new streets and sidewalks is shown in Appendix "C." Proposed Street Extensions 1. Allen Drive north of McDermott should be improved from Main Street to U.S. Highway 75 as a primary CBD axis. Pedestrian connections should also be strongly emphasized in this corridor. The curve in Allen Drive should be eliminated, and a standard T-intersection should be designed. 2. Bonham should be improved from Belmont to Boyd with a transition from commercial to local residential status between Boyd and Coats. 3. Ash Street should be developed as a modified collector to an intersection with the proposed west extension of St. Mary's Drive to Allen Drive. 4. St. Mary's should be extended west to Allen Drive and east across Cottonwood Creek to S.H. 5. The entrance to the Eric Vita Medical Building should be reconfigured. This extension should be considered either in conjunction with a commitment to DART or a regional light rail system, which would permit a grade separation as the rail line bridges Cottonwood Creek, or as an at -grade crossing which would permit earlier development in conjunction with the development of the Library/Performing Arts Center. Should it be necessary to eliminate another at -grade crossing, it is recommended that the crossing on Belmont Drive be eliminated. Belmont is located between McDermott Drive and Main Street, which provide adequate access. 5. Coats should be extended across the railroad right-of-way. Coats is presently constructed as'h of a 45-foot section with concrete curb and gutter street between Ash Drive and Cedar Saved as: N✓allenntl/planning/projects/CBDStudy/CBD Plan Outline 17 Central Business District Plan Drive. Expansion of the paving section to 37 feet should be considered in conjunction with redevelopment. 6. Dogwood should be improved to boulevard status from Main Street to Coats, transitioning to a 31-foot commercial street between Coats and St. Mary's Drive. In the vicinity of Cottonwood Creek, Dogwood will provide infrastructure and access to property proposed for development as urban high -density mixed use residential as well as access to the proposed "Historic Village." Construction of a traffic circle or "roundabout" at the intersection of Coats and Dogwood would provide an aesthetic terminus for high density residential property. Dogwood would be continued across an existing draw as a low -profile street, enhancing circulation while providing sensitive low -traffic access to the "Historic Village." This project should be undertaken in partnership with private sector development of the mixed -use residential property. Intersection Improvements 1. The First Christian Church located on the northeast corner of Allen Drive and Main Street was constructed seven feet inside the public right-of-way, making the necessary improvement of the intersection more difficult. 2. The irregular intersection of Bonham at Belmont should be corrected. 3. The intersection of St. Mary's and Allen Drive should be designed in conjunction with the extension of St. Mary's. Alley Improvements Belmont should be downgraded to a service alley from U.S. 75 to Bonham, but should be improved as an alley from Bonham to Anna Street to provide access to parking within Design District No. 2. Other unimproved alleys should be improved to provide access to parking at the rear of commercial structures. Parking Generally, small tracts within the CBD are insufficient in size to provide adequate on -site parking. As a result, small parking areas should be scattered throughout the CBD, ideally within 400 feet of retail and commercial development. Off-street parking should be located to the rear of all structures and should be screened from view. Saved as. N.Yallenntl/planning/projects/CBDStudy/CBD Plan Outline 18 Central Business District Plan Along Main Street within Design District No. 1 the following alternatives should be considered: 1. A public off-street lot on City property should be considered behind the Central Fire Station, once the new Central Station is complete; 2. Driveway entrances onto Main Street between Allen Drive and Austin Street should be eliminated to increase parallel parking and/or on - street angle parking within the present right-of- way. Angle parking should be considered within the center of the street between Allen Drive and Butler, although this would require reducing the number of travel lanes; 3. A portion of the Transportation Corridor should be developed for parking, including Austin Street. 4. Shared parking should be required as a part of public projects, including the Library/Performing Arts Center and a DART or other transit station; and shared parking agreements with institutional uses such as First Baptist Church should be encouraged. Pedestrian and Bicycle Linkages 1. Sidewalk Solutions Sidewalks should be constructed along all streets in conjunction with roadway construction or reconstruction. In order to encourage pedestrian activity, it is essential that sidewalks be wider than those found in residential neighborhoods, but that adequate provision also be made for planting trees and landscaping. Structures should be set back only as far as required to provide for adequate sidewalks and should generally be built to that line, except in Design District No. 2, where a 20-foot front yard setback and rear and side yard setbacks should be maintained to preserve the character of the original town. Sidewalks in Design District 2 should be located two feet inside the right-of-way line. All other sidewalks should be a minimum of 12 feet in width measured from the curb. All structures should be set back even with or behind the sidewalk. Is.zoi Sidewalk Salted as. N./ allenntilpianning/projects/CBDStudy/CBD Plan Outline 19 Central Business District Plan Sidewalk design should be uniform on both sides of any street. In Design District No. 1, no curb cuts should be permitted on Main Street to improve pedestrian circulation. Access to parking should be from side and rear alleys only. 2. Trails and linkages Trails within the floodplain are an integral part of the pedestrian system in the CBD and should be extended to connect with other regional and local systems. They also form part of the bicycle access and should be incorporated as a requirement of new development. Alternative transportation and recreational trail linkages within the CBD are shown on Map 13.7. Map 13.7 Central Business District 46 Trail Head Public Facilities _- Dart Trail On -Street Trait ...^.,� Off Street Trail ED Trail Bridges Saved as. NY allenntliplanning/projectsiCBDStudy/CBD Plan Outline 20 Central Business District Plan Specific recreational trail recommendations include: a. Extending a trail along Cottonwood Creek from Main Street to Cedar Drive; b. Extending a trail along Cottonwood Creek from Allen Drive and the Rolling Hills Subdivision to Cedar Drive. A trailhead should be considered in the vicinity of Cottonwood Creek and Cedar Drive; c. Establishing a trail along the transportation corridor to connect with the Cottonwood Creek Trail, which would eventually provide bicycle lock -downs within the transportation corridor; d. Establishing an on -street bicycle trail extending along Main Street to Allen Drive and along Allen Drive to the Allen Drive overpass; and e. Designing "bicycle friendly" CBD streets. TRANSIT While the necessity for transit appears remote to many individuals living in Allen today, increased pressure on regional arterials and deteriorating air quality can be expected to make convenient transit access increasingly desirable. The existence of a transportation corridor linked to a regional system (DART) would provide a significant boost to transit -oriented development, and the CBD is the desirable location for a station within Allen. The options for a fixed guide -way transit system include light and commuter rail. Light rail is generally more environmentally acceptable, but would require replacement of the existing heavy rails, while commuter rail in theory could be adjusted to meet the requirements of existing trackage. The choice of systems has various implications that extend beyond the scope of this study, including the means of locomotion, train length, timetables, access, connectivity with other systems and modes of transportation, the feasibility of grade separating key intersections and reconstruction of rail across Cottonwood Creek. Ideally, the system would not require grade separation, minimizing the visual impact on the CBD and surrounding areas while providing easy access for commuters and visitors to the community, although an elevated section could provide additional opportunities for surface parking. The ideal location for a station would be north of Main Street, situated in such a way that the requirements for dedicated parking could be met through parking shared with the Library/Performing Arts Center. The station site could also provide an important trail head within the CBD to encourage the use of bicycles as an alternative means of transportation. Saved as: NYallenntl/planning/projects/CBDStudy/CBD Plan Outline 21 Central Business District Plan WATER AND WASTEWATER Infrastructure should be designed to meet the requirements of planned land use for potable water supply, water for fire protection and for wastewater collection. In some areas, old water supply and wastewater collection systems should be replaced to avoid the problems that are to be anticipated as the system continues to age. Utility improvements should be undertaken in conjunction with street construction or re -construction where possible. Map 13.8 Infrastructure Improvements J:40I I W YCIXRMDlI UK /'zft I =`J ,BUTLER 6lRo E. oM7Cf IXrI RMOIT pK C _� / IIIr IILf'I _ I\ 'n 7 o I o Recommended improvements are summarized as follows: LEGEND OF IMPROVEMENTS - SIREE I, SIDEWALK, WATER, WASTEWATER STREET, SIDEWALK. - WASTF WATFR - SIREE'. SIDF WALK. WATER - STREET, WATER, WASTFWATFR ® STREET, SIDEWALK WATER, WASTEWATER SIDEWALK - STREET, WATER EXISTING STREETS Proposed Improvements Street Segment Street Sidewalks Water Wastewater R-O-W Needed Allen 2 Main to Ola 37' 4'(west) 8" 6" Yes - 60' (@ curve) 12'(east) Anna 2 Fire Station to Coats 31' 4' 6" Ash McDermott to End 37' 4' 8" 6" Yes - 60' Astor Main to Dogwood 31' 4' 8" Yes - 50 Belmont 1 US 75 to Bonham 20' 8" 6" Bonham 2 Belmont to Boyd 37' 4' 8" 6" Yes - 60' Bonham 3 Boyd to Coats 31' 4' 6" Boyd US 75 to Austin 37' 4' 8" 6" Butler 2 Boyd to Coats 37' 4' Coats 1 Allen to Butler 37' 4' 6" Coats 2 Ash to Cedar 4' Coats 3 Cedar to End 37' 4' 8" 8" Ferris McDermott to Belmont 8" 6" Main 1 US 75 to Allen 37- 12' 8" 6" Yes - 60 St. Mary's 1 Cedar to End 37' 4' 8" Yes - 60' Saved as. NY allenntl/pla ,niny/projects/CBDStudy/CBD Plan Dulline 22 Central Business District Plan NEW STREETS - Proposed Improvements Street Segment Street Sidewalks Water Wastewater R-O-W Needed Belmont 3 Bonham to Anna 20' 8" Coats 4 Butler to Ash 37' 4' 8" 6" Yes - 60' Coats 5 Ash to Cedar 37' 4' Dogwood 2 Main to Coats 2-25' 4' 8" Dogwood 3 Coats to St. Mary's 31' 4' 8" St. Mary's 2 Allen to Cedar 37' 4' 8" Yes - 60' St. Mary's 3 End to Bridge 37' 4' 8" Storm drainage will be incorporated into the design of streets as rural cross -sections are replaced with curb and gutter. The natural channel of the tributary to Cottonwood Creek along the northern boundary of the CBD just west of Cedar Drive and east of the railroad tracks has was filled and an artificial channel constructed. A flood study should be conducted to evaluate the effects of this construction in conjunction with the possible replacement of the culvert under the railroad tracks which appears to impede upstream flood flows. The results of the study should be forwarded to the Federal Emergency Management Agency with the application for a Letter of Map Revision (LOMR). Project details are included in Appendix "D." Saved as: NJallenntl/planning/projects/CBDStudy/CBD Plan Outline 23 Central Business District Plan URBAN DESIGN The CBD should be defined by excellence in design and attention to detail in its public places, including landscaping, street trees, sidewalk design, lighting, pavement details, and pedestrian amenities. These improvements should be inviting and pleasant, complementing building fagades intended to establish both character and use. Streetscape approaches should be destination -based clearly establishing a sense of place. The concept illustrated to the right suggests design elements of the Municipal Complex located on McDermott Drive, repeating these elements in the Library/Performing Arts Center, linking both spaces with landscaping, pedestrian walkways and special pavement details. The location of a transit station adjacent to the Library/Performing Arts Center would permit development of a truly significant public space with sympathetic and complementary design elements. Landscaping and Tree planting r": r-^' The landscaping of McDermott Drive in 1987 established a clear standard for the city that should be extended and reinforced throughout the CBD. Tree -lined walkways and planting areas should be established as a requirement of new development and incorporated as an integral part of all public improvements. Saved as. Na allenntliplar.•ning/projects/CBDStudylCBD Plan Outline 24 Central Business District Plan Street Lighting In 1987 the City installed decorative lighting along certain streets within the CBD including Main Street and Allen Drive between Main Street and McDermott Drive. These light standards are relative short (12 feet) in a very simple style reminiscent of art deco. The scale of the lighting is pleasing and appropriate for pedestrian activity and the scale of the central commercial core. A different decorative lighting standard has been approved for Allen Existing "shoe box" Standard Station Park, mimicking gas lighting of the turn of the century, while along McDermott Drive, street lighting was - installed as part of improvements to = the thoroughfare. g Ideally, a single standard should be established throughout the CBD for Altered Standard aesthetic coherence. The design should encourage pedestrian activity and enhance feelings of safety on the street and in rear parking areas. The proposed design should provide a harmonious transition between existing "shoe box" standards and those of Allen Station Park. This could be effected on existing poles by mounting existing luminaries at lower levels, creating a more traditional yet unique appearance, without adversely affecting illumination. The mounted height of standards should be 16-20 feet in height, with reflectors designed to maintain lighting standards below the level of canopy trees. Cobra head fixtures mounted on wooden poles should be replaced. Pavement details While it is both impractical and undesirable to require colored or texturized pavement on all streets and sidewalks, special attention should be given street intersections. It is recommended that bomanite or pavers be utilized to mark pedestrian crosswalk and sidewalks at street intersections. The Allen star should be incorporated as a design detail at critical locations as streets and/or sidewalks are constructed or replaced, and should be an integral part of the design of all CBD "gateways." Saved as: NYallenntl/planning/projects/CBDStudy/CBD Plan Outline 25 Central Business District Plan A uniform treatment of intersections throughout the CBD such as that shown in the sketch to the right, will serve to reinforce design themes and spatial linkages. Street Furniture Benches: Benches should be of very simple design and located in strategic locations within the CBD to accommodate pedestrians. Locations should be shaded, should not obstruct pedestrian walkways, and should be set back from the street. Benches designed or placed back to back are recommended where space is avaiiame. i nis type of seating is recommended by most Crime Prevention though Environmental Design Trash Receptacles: Trash Receptacles should be located in close proximity to waiting areas and at convenient locations close to the curb where they do not interfere with pedestrian traffic. They should be of simple yet durable design, and adequately anchored to prevent vandalism. Drinking Fountains: Drinking fountains should be located in convenient areas with high visibility to prevent vandalism. Trailheads should be equipped with drinking fountains. Bicycle Lock -Downs: Bicycle racks should be located in convenient areas within the downtown along alternative transportation or recreational trails. They should be available at the Library/Performing Arts Center and a part of all public institutional uses. Directional Signage Wayfinder signage should be used to direct visitors to areas of interest and public parking, as well as incorporated into trail design. While signage should be standardized to the extent possible, signage should complement building facades and design. The design of standards should complement the design of pedestrian amenities, trail signage and street light design. Saved as: NJallennti/planning/projects/CBDStudy/CBD Plan Outline 26 Central Business District Plan Gateways A hierarchy of entrances or gateways signals the relative importance of the space to be entered. The City of Allen has done an excellent job at the entrance to the City along McDermott Drive between U.S. Highway 75 and Greenville Avenue in creating a special sense of place through the close planting and manicured appearance of the median. This gateway is especially striking during the spring when the flowering trees are in bloom. A small, understated monument welcomes one to the City of Allen. A unique and distinctive gateway should be located at the entrance to the CBD on Allen Drive reinforcing linkages to the Municipal Complex and the Library/Performing Arts Center. It is recommended that this gateway provide vertical elements that incorporate distinctive design features that can be repeated. FRI ���a92 ry. ir!Y e Saved as: NYallenntl/planning/projects/CBDStudy/CBD Plan Outline 27 Central Business District Plan Similar gateways of lesser hierarchy should be considered at other entrances to the ELEVATION PLAN Saved as: NYallennti/planning/projects/CBDStudy/CBD Plan Outline 28 Central Business District Plan CATALYST PROJECTS Catalyst projects are those which create an energy effective in redefining spatial type and quality and which alters the perception of space through changes in scale, color or activity. The value of catalyst projects within the CBD is the potential for linking these projects aesthetically to achieve a synergy for redevelopment. Timing is an important part of maximizing the potential for increased synergy between catalyst projects and the opportunity exists to foster early redevelopment by the following projects: 1. Public Projects a. Municipal Complex b. Library/Performing Arts Center c. DART/local transit development d. Greenbelt and trail development e. Allen Station Park 2. Private Sector Projects � U 00 00 0 a. First Baptist Church , aY b. Southwest Bell Telephone L `° Every effort should be made to establish positive t_TO- linkages that reinforce the redevelopment potential of the CBD and to invite additional participants into the -` redevelopment effort. As was the case with the ti abandonment of Birch Street, the city should consider relinquishing unnecessary rights -of -way as part of its contribution, and/or scheduling streetscape improvements to coincide with future project development or partnering with private interests to accelerate redevelopment. Saved as: N:/allenntl/planning/projects/CBDStudy/CBD Plan Outline 29 Central Business District Plan COST SUMMARY EXISTING STREETS Existing Improvements Design/ R-O-W Street Segment Recommended Construction Needed cost "I Allen 1 McDermott Drive to Main Street No $0 No Allen 2 Main Street to Ola Street Yes $579,356 Yes - 60' Anna 1 McDermott Drive to Fire Station No $0 No Anna 2 Fire Station to Coats Drive Yes $411,790 No Ash McDermott Drive to End Yes $882,954 Yes - 60' Astor Main Street to Dogwood Drive No $0 No Austin McDermott Drive to Boyd Drive Yes $395,139 Yes - 50' Belmont 1 US Hwy. 75 to Bonham Drive Yes $216,893 No Belmont 2 Allen Drive to Ash Drive No $0 No Bonham 1 McDermott Drive to Belmont Drive No $0 No Bonham 2 Belmont Drive to Boyd Drive Yes $283,941 Yes - 60' Bonham 3 Boyd Drive to Coats Drive Yes $198,393 No Boyd US Hwy. 75 to Austin Drive Yes $968,252 No Butler 1 McDermott Drive to Boyd Drive No $0 No Butler 2 Boyd Drive to Coats Drive Yes $127,516 No Cedar McDermott Drive to Allen Station Park No $0 No Coats 1 Allen Drive to Butler Drive Yes $148,802 No Coats 2 Ash Drive to Cedar Drive Yes $13,041 No Coats 3 Cedar Drive to End Yes $335,722 No Dogwood McDermott Drive to Main Street No $0 No Ferris McDermott Drive to Belmont Drive Yes $32,789 No Main 1 US Hwy. 75 to Allen Drive Yes $846,812 Yes - 60' Main 2 Allen Drive to Ash Drive No $0 No Main 3 Ash Drive to Dogwood Drive No $0 No Main 4 Dogwood Drive to McDermott Drive No $0 No McDermott 1 US Hwy. 75 to Allen Drive No $0 No McDermott 2 Allen Drive to Greenville Avenue No $0 No St. Mary's 1 Cedar Drive to End Yes $374,680 Yes - 60' Stubbs Astor Drive to End No $0 No Existing Streets Project Total: New Street $5,816,080 Belmont 3 Bonham Drive to Anna Drive $101,493 No Coats 4 Butler Drive to Ash Drive $527,957 Yes - 60' Coats 5 Ash Drive to Cedar Drive $124,154 No Dogwood 2 Main Street to Coats Drive $490,924 No Dogwood 3 Coats Drive to St. Mary's Drive $344,993 No St. Mary's 2 Allen Drive to Cedar Drive $930,540 Yes-60' St. Mary's 3 End to Cottonwood Creek Bridge $834,997 Yes - 50' New Streets Project Total: $3,355,058 (I) Values do not include Right -of -Way costs, if required. Saved as: NYallenntl/planning/projects/CBDStudy/CBD Plan Outline 30 Central Business District Plan IMPLEMENTATION STRATEGIES The cost of a project is an important factor in establishing implementation priorities and in determining the most advantageous methods for financing improvements. The following is a summary of funding alternatives that should be considered in identifying the best methods of implementing the Plan: Funding alternatives a. Pay-as-you-go b. Assessments c. Tax Increment Financing d. Public Improvement District e. Municipal Management District f. Allen Economic Development Corporation (4a Tax Project contributions) g. Community Development Corporation (4b tax project contributions) h. Public/Private Partnerships i. Federal & State Sources (Grants and Loans) i. Transportation funding ii. Economic Development Administration iii. Housing & Urban Development & CDBG iv. Parks & Recreation V. Historic Preservation It is likely that some combination of two or more of these alternatives will provide the best solution for providing funding for the public redevelopment costs of the CBD. Scheduling a. Implementation of zoning regulations and design district requirements for new development. b. Evaluate funding alternatives. c. Seek clean-up of portions of Cottonwood Creek between Cedar Drive and McDermott Drive in conjunction with U.S. Army Corps of Engineers. d. Identify unnecessary rights -of -way for sale or abandonment. e. Establish shared parking agreements with institutional entities as feasible. f. Implement paving of Belmont alley from Bonham to Anna. Saved as: NYallenntl/planning/projects/CBDStudy/CBD Plan Outline 31 Central Business District Plan g. Improvements to Allen Drive in conjunction with Library/Performing Arts Center Development. Possible St. Mary's extension with water line looping. h. Coats connection in conjunction with Transportation Corridor improvements. i. Improvements to St. Mary's and Historic Village following completion of the Village Plan in conjunction with land acquisition (by Parks & Recreation) and Allen Station Park Development. Allow relocation of structures to vicinity of St. Mary's church in the interim. j. Dogwood Extension in conjunction with private sector. k. Establish requirements for Landmark designation and historic preservation requirements. I. Streetscape improvements on Cedar Drive in conjunction with Allen Station park improvements. m. Encourage partnership between Allen Economic Development Corporation (AEDC), Allen Chamber of Commerce and the City to develop a redevelopment, business retention and marketing strategy for CBD. n. Creation of land owners and/or merchants association to encourage redevelopment and marketing of the CBD. Saved as: NY allenntl/planning/projects/CBDStudy/CBD Plan Outline 32 Summary of Infrastructure Improvements Existing Streets Segment Street * Sidewalks * Water * Wastewater * Total Existing Streets Allen 2 Main to Ola 363,413 121,716 63,756 30,471 $579,356 Anna 2 Fire Station to Coats 322,863 40,572 48,355 $411,790 Ash McDermott to End 684,538 75,348 65,246 57,822 $882,954 Austin McDermott to Boyd 292,191 36,708 66,240 $395,139 Belmont 1 US Hwy. 75 to Bonham 181,841 24,343 10,709 $216,893 Bonham 2 Belmont to Boyd 216,668 23,571 20,617 23,085 $283,941 Bonham 3 Boyd to Coats 156,784 19,678 21,931 $198,393 Boyd US Hwy. 75 to Austin 746,900 81,530 45,043 94,779 $968,252 Butler 2 Boyd to Coats 114,765 12,751 $127,516 Coats 1 Allen to Butler 118,773 13,138 16,891 $148,802 Coats 2 Ash to Cedar 13,041 $13,041 Coats 3 Cedar to End 225,184 24,923 45,292 40,323 $335,722 Ferris McDermott to Belmont 19,375 13,414 $32,789 Main 1 US Hwy. 75 to Allen 536,533 176,199 54,648 79,432 $846,812 St. Ma 's 1 Cedar to End 286,912 31,878 55,890 $374,680 Subtotal 4,247,365 671,053 460,450 437,212 5,816,080 New Streets Belmont 3 Bonham to Anna 75,825 25,668 $101,493 Coats 4 Butler to Ash 419,434 18,161 51,502 38,860 $527,957 Coats 5 Ash to Cedar 124,154 $124,154 Dogwood 2 Main to Coats 404,481 31,298 55,145 $490,924 Dogwood 3 Coats to St. Ma 's 276,104 24,343 44,546 $344,993 St. Ma 's 2 Allen to Cedar 765,768 57,960 106,812 $930,540 St. Ma 's 3 End to Cottonwood Creek Bridge 794,756 15,070 25,171 $834,997 Subtotal 2,860,522 146,832 308,844 38,860 3,355,058 Total All Improvements $7,107,887 $817,885 $769,294 $476,072 $9,171,138 " Costs for each category include Construction Contingency and Engineering/Surveying/Administrative Costs but do not include Right -of -Way costs.