Greater Dallas Planning Council Jon Hetzel July 23, 2020 Deep - - PowerPoint PPT Presentation

Greater Dallas Planning Council Jon Hetzel

July 23, 2020

Deep Ellum: The Evolving Case Study

• f Urban Planning

Deep Ellum - Historic & Thriving Commercial & Entertainment District

• Then
• Birthplace of Dallas Jazz & Blues
• Theaters & Speakeasies
• Immigrants, Jewish & African

American Merchants

• Light Industrial Businesses
• Now
• Continued Nightlife
• Breweries, Cidery & Distillery
• Mavericks Esports Center
• Restaurants
• Retail

Deep Ellum Growth - Office & Retail

• New Office = over 1,700,000 sqft
• The Epic - 250,000 sqft
• Baylor Administration - 300,000 sqft
• Continental Gin - 21,000 sqft (partial)
• Hines - 182,000 sqft
• Epic Phase 2 - 480,000 sqft
• 301 N Crowdus (Sterling Bay) - 475,000

sqft

• Epic Phase 3 TBD
• New Retail = over 130,000 sqft
• Tom Thumb @ City Lights = 50,000 sqft
• Restaurants & Shops =
• 10,000 sqft at Novel
• 21,000 sqft at the Continental Gin

(partial)

• 18,000 sqft at Hines, and
• ver 43,000 sqft at the Epic

Deep Ellum Growth - Residential

Expected 75% growth in residential units between 2018 and 2020

• Existing Residential Units: 1,681
• Additional Units by 2020: 1,241
• The Epic (Hamilton) = 310
• Novell Deep Ellum = 230
• The Crosby = 336
• Gabriella (City Lights) = 365
• Kimpton Hotel = 164 rooms
• Hope Lodge
• Adam Hats (*announced only)

Planned Development: Blue = Residential Yellow = Office

Deep Ellum Growth – Major Projects

Deep Ellum Infrastructure & Transportion

Strategic Plan

DART D2 Subway

Commerce & Crowdus Streets Complete Street Redesign 2020

• Design for Flexible Use of Space = Priority 1.
• Utilize great design elements to define Crowdus as

Funding Priority > Raising Street Level.

• Implement Modular series of differing but

repeatable spaces (for great adaptability should Crowdus Pedestrian Plaza be extended in future).

• Security must be maintained with clear visibility

and sight lines.

• Shade via minimal number of permanent trees

mixed with alternate options such as 20ft+ high steel structures, rebar trees, planters, aerial art etc.

• Implement a variety of seating options.
• Ensure sidewalks still clearly defined for Main

and Elm while implementing buffer via bollards or gradual raised platform.

• Utilize paint for fun space definition (but ensure

design lends itself to minimal maintenance and clean appearance).

• Twinkle lights! Include elements of Whimsy &

Play!

Commerce Existing Condition

Commerce Redesign

Designated Rideshare Program

Designated Rideshare Potential New Zone

I-345 Feasbility Study

Parking Under 345

Cultural Trail

Additional Future & Potential Projects

• I-30
• CBD-Fair Park Link
• Deep Ellum/Expo Park Deck Park
• Canton Bike Lane
• Sante Fe Bike Trail Extension
• Main/Columbia Bond Program
• Crosswalk Upgrades
• District Identification Signage

Deep Ellum & ULI Central Service Center Study

Central Service Center Location & Size

Regional Context

Proposed Street Grid

80’ ROW Streets

60’ ROW Streets

Potential Site Plan

Deep Ellum Zoning, P3 & Regulatory Environment

Deep Ellum Growth – Development Rights

• FAR – 4:1 base and up to 6:1 with residential uses
• Height – 200’
• Lot Coverage – 100%
• Setback – 0’
• Uses – Most commercial uses allowed by right. Bars, tattoo

parlors, live music venues and schools by SUP. Specific definitions for newer uses like mircodistillery and urban garden (market garden in ordinance).

Deep Ellum Growth – Parking Requirements

• No parking requirement in original buildings (pre 1984) for most uses under 5,000 sf

(2,500 sf for bars)

• Covered patios do not require parking spaces under certain conditions
• Remote parking can be provided by lease instead of deed restrictive remote parking

agreement

• Up to 25% variance allowed from Board of Adjustment
• MF – 1 per unit instead of 1 per bedroom
• Retail – 1 per 275 sf instead of 1 per 200 sf
• Office – 1 per 385 sf instead of 1 per 333 sf
• Permitted to charge for the use of code parking spaces
• Cash in lieu option available though never used to date

Deep Ellum Growth – Design Points

New development design points in PD269 are awarded for the following:

• Ground floor retail
• Elimination of front yard setback
• Public art, streetscape and street trees
• Sidewalk cafes
• Awnings and arcades
• Use of stone, cast metal and masonry in façade
• Front façade openings (windows and doors) as close to 50% of surface area

as possible

Deep Ellum Growth – Historic Designation

A number of Deep Ellum buildings have historic designation including:

• Knights of Pythias (future Kimpton Hotel)
• Adam Hats
• Continental Gin
• Boyd Hotel
• City Hotel
• Park Brothers Warehouse
• Sons of Hermann Hall
• Chevrolet Motor Company (Futura Lofts)
• La France Building
• John E. Mitchell Company Plant (Mitchell Lofts)
• Interstate Forwarding Company Warehouse

(3200 Main Lofts)

Deep Ellum Growth Special Purpose Signage District

The Deep Ellum Special Purpose Signage District adjusts normal Dallas signage rules such as:

• Large mural signs
• A-frame signs
• No digital displays
• District identification signs
• Both attached and detached signs on the same property
• Street pole banners
• Cultural event signage

Deep Ellum Growth Public Private Partnerships

Public Private Partnerships and Financing Mechanisms exist including:

• Public Improvement District managed by the Deep Ellum Foundation
• Deep Ellum TIF/TIRZ
• Historic Tax Abatement
• Opportunity Zone
• Bonds Programs
• Uber Economic Incentives (NCTCOG, Texas Enterprise Fund, etc.)

Deep Ellum Project Examples

Epic Phase 1

Epic Phase 1 & 2

The Stack

Adam Hats Multifamily

Sterling Bay – Reel FX Site

Hope Lodge

Baylor Scott White Admin Building

Continental Gin – Historic Photo

Continental Gin

Thank You & Questions

How Can the District Be Improved?

What Challenges Exist to Improving District?

What is Most Important for DEF to Focus On?

2019 and Beyond