State Highway 183 Overlay District

City Council Work Session

December 8, 2010

Strategic Goal No. 1: Land Use

Strategic Goal No. 2: Vibrant Neighborhoods
Strategic Goal No. 3: Economic Development
Strategic Goal No.10: Environmentally Sustainable
Community

Our Mission: Deliver exceptional services and

promote a high quality of life for residents, visitors
and businesses
 SH 183
Outline
• Team
• Objective
• Issues addressed by overlay
• Expected results
• Process
• Review of changes
• Moving forward with overlay
• Update on construction progress
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 SH 183
Team
• Planning and Inspections
• Real Estate & Development
• Public Works and Transportation
• Capital Improvement Program
• Community Services
• City Attorney’s Office
• Greater Irving-Las Colinas Chamber of Commerce

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 SH 183
Objective
Adopt an overlay district to regulate new development
and redevelopment along the State Highway 183
corridor, including the Texas Stadium site

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Issues Addressed by Overlay
• Standards for new development
• Standards for existing development
• Land uses
• Guidelines for public right-of-way

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Expected Results
• Improved appearance of corridor
• Consistency of standards/community identity
• Enhanced retail, dining, entertainment, and
employment opportunities
• Attract visitors
• Sustainable tax base
• Pleasant environment coming home or
traveling to work in Irving
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 SH 183
Process
• Weekly staff policy meetings - July 2009 to January 2010
• Presented draft to City Council – November 4
• Presented follow-up report to City Council – January 13
• Meetings with stakeholders - week of February 8
• Follow up meetings with property owners, others
• Presented recommendations for changes to Planning &
Development Committee – May 27 and October 21
• Briefing to City Council – December 8, 2010

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 SH 183
Public Input Opportunities
• Over 60 meetings, both internal and community
▪ 7 - Presentations to City Council/P&D Committee
▪ 1 - Presentation to Planning and Zoning Commission
▪ 4 - Stakeholder meetings the week of February 8
with 282 attendees

▪ 3 - Non-city public meetings

▪ 5 - Formal presentations to community groups
▪ Over 40 meetings/conversations with property owners,
others 8
 SH 183
Changes to Draft Ordinance
Overall
Adjusted boundaries to exclude D/FW Airport; added undeveloped
University of Dallas property

Why include vacant UD property?

Pro Con
• Consistent standards for • Standards could conflict
entire area with current campus
• Adds uses to current architectural theme and
zoning (mixed use, TOD) layout
• Higher landscaping & site
design standards
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Responses to SH 183
Voice of the Customer
Overall
Reduced tree requirement from 1:25 ft. to 1:30 ft. to
address business visibility concerns
Adjusted minimum parking requirements
Added provision that existing buildings need not be
demolished to create the required landscape buffer
Eliminated requirement for 30 ft. irrigated grass strip
for vacant properties

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Responses to SH 183
Voice of the Customer
Overall
Replaced comprehensive requirement to
underground on-site utilities with requirement to
underground utilities when parking lots upgraded
Cost: Private - $3000 (new meter) + $100/ft.
Franchise - $200 - 400/ft. + easement acquisition costs

Added standards and guidelines for transit-

oriented and mixed use development
Added a “conflict resolution” section
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Responses to SH 183
Voice of the Customer
Auto Dealerships
Eliminated limits on transfers of franchises
Added provision to allow existing full-service used
car dealerships with 5 acres of land, a 20,000 sq. ft.
sales & service building, and min. 100 spaces
Clarified tree/screening requirements for auto
display lots vs. parking lots

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Responses to SH 183
Voice of the Customer
Auto Dealerships
Added guidelines for canopies
Extended time for vacant nonconforming auto
dealerships to re-open from 12 to 24 months
Reduced setback for screened outside storage
associated with auto dealers from 200 ft. to 100
ft.

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Properties Removed
SH 183
from Original Nonconforming List
• Carmax – 3100 W. Spur 482
(meets requirements for full service used auto sales)
• Saturn of Irving - 200 E. Airport Fwy.
(rezoned for medical clinic)
• Village Lincoln – Mercury - 400 E. Airport Fwy. (rezoned
for aircraft repair training school)
• Concord Autoplex – 100 W. Airport Fwy.
(zoning application submitted for retail redevelopment)
• Mitsubishi - 2111 Rose @ Airport Fwy. (recommended to
remain zoned for auto sales)

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Properties
SH 183
Becoming Nonconforming
• DFW Auto Sales – 5200 W. Airport Fwy. (active)
• McDavid Truck Sales – 3900 W. Airport Fwy. (vacant)
• Drive Time – 100 E. Airport Fwy. (active)
• AutoNation – 1251 E. Airport Fwy. (vacant)
• Volvo – 2200 Carl Road (vacant lot)
• Central Freight – 2615 Spur 482 (active)

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Number of SH 183
Auto Dealerships
• 32 lots for 20 dealerships when project began
• 26 lots for 14 dealerships when project is
complete (includes 2 active nonconforming)

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 SH 183
Moving Forward with Overlay

• New stakeholder presentations/meetings

• Prepare final draft
• Public hearings before Planning and
Zoning Commission and City Council
• Final ordinance presented to Council for
adoption – February 3, 2011

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Construction SH 183
and Development Progress
• TxDOT Right-Of-Way progress
▪ 221 of 342 (65%) parcels acquired
▪ 33 of 65 (50%) buildings demolished; 5 pending
▪ Cost paid to date: $154 M
▪ Remaining cost: $124 M

• TxDOT Relocations
▪ 87 of 162 (54%) completed
▪ 27 Residential Displacees (2 households, 25 multifamily)
▪ 60 Commercial Displacees (35 relocated in Irving)
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Construction
SH 183
and Development Progress
• Sound wall Project
▪ $7 M contract awarded
▪ 1st step in visual impact
▪ Construction starts March 2011
▪ Includes frontage roads

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Sound Wall Location Map

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Economic Development
• 7-11
• Climate Controlled Storage
• Los Lupes
• Aspen Creek
• Whataburger
• Dialysis Facility
• Aviation Institute of Maintenance
• State Bank of Texas

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 SH 183
Economic Development

Aspen Creek 7-11 State Bank of Texas

Whataburger Climate Controlled Storage

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Communication Plan
• www.cityofirving.org
▪ Traffic/Road Construction link on front page
» Fact Sheet
» Link to TxDOT website
• TxDOT Public Meetings and TxDOT advisories
• Direct mail outs
• Personal contacts
• ICTN coverage

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 State Highway 183
Discussion

State Highway 183/Loop 12

Intersection looking west
October 6, 1960

Irving will be the model for safe and beautiful

neighborhoods, a vibrant economy and exceptional
recreational, cultural and educational opportunities