Suggested Uses

DEEP ELLUM DALLAS SERVICE CENTER

Suggested Uses

BASED ON THE DISCUSSIONS WITH NEIGHBORHOOD STAKEHOLDERS, THE ULI CFL COMMITTEE SUGGESTS THE FOLLOWING USES TO BE CONSIDERED FOR THE POTENTIAL REPURPOSING OF THE CITY SERVICES CENTER

Safety & Security Residential Commercial Public Space Parking

Section 1: Safety/Security

A. Maintain a Dallas Police Department storefront presence; police storefront should face Hall or Canton. B. Maintain DPD communications facility.

Section 2 - Residential

A. Construct dwelling units at a density of 50 - 120 dwelling units per acre. B. Allow residential dwelling units to cover approximately 40% of the available land area. C. Consider alternate product types for housing, including: 1. Live/work options, like artist lofts above studios (multiple requests)

2. Mixed Income Housing (40-120% Area Median Income. AMI = $52,000)

a. Current incentive packages are not economically feasible to accommodate mixed income housing in high rise buildings. b. Consider retaining ownership of land, or contributing adjusted land basis as equity into deal with developer that will agree to building combination market rate and affordable housing. c. Synergies with affordable housing next to DPD presence will enhance safety, which has been a concern in other affordable+market rate housing. d. Comparable mixed income housing in the DFW area include 511 Akard, and Fort Worth’s Mistletoe Station Apartments.

3. Market-Rate Apartments

4. High-Rise at Perimeter of Neighborhood

D. Consider pedestrian scale massing - i.e. four stories - if placed on the Deep Ellum side of the property.

Section 3: Commercial

Consider providing various adaptable commercial uses. Keep in mind the history of Deep Ellum with respect to entrepreneurship, history of commerce, proximity to major traffic arteries, and location near CBD Dallas and Baylor University Health Center. Utilize remaining lot coverage (after residential and green space uses) for commercial use.

A. Office

1. Maintain DPD’s presence as a tenant in a multi-tenant office building or the sole tenant in an office building (depending upon size requirement). Explore option to be owner-occupied. 2. Consider soliciting offers from build-to-suit developers with identified tenants that desire a presence near

Downtown & Uptown 3. Consider soliciting offers from speculative developers that understand tenant demand, existing/oncoming supply, and market dynamics:

a. Supply

1. Uber properties (160K + 450K sf) 2. Continental Gin Building (70K sf) 3. Hines/Westdale spec tower (200K sf) 4. Rumored land sales expected to take place in the near future (few hundred thousand SF of office)

b. Demand

1. Rental rates on par with CBD or slightly lower (if necessary) to CBD leasing rates. Broker feedback estimates that rents will be at least equal to CBD because of better amenities/feel of Deep Ellum in context of who the tenants are seeking for their employment base. 2. Understand the market for tenant demand (and credit quality) of tenants willing to pay $25-30NNN, with $10-11 PSF in estimated NNNs. Underwrite these rates along with development cost to understand if market yields are attainable (and adjust land accordingly).

B. Artisan Manufacturing/Flex Industrial

1. Consider warehouse use with office/showroom component in the front.

2. Lease to/build for tenants that maintain artistic integrity of Deep Ellum’s character. Build lease depths accordingly.

3. Proximity to major traffic arteries reinforces viability of industrial 4. Understand the market for tenant demand enabling tenants to pay rental rates in the low-to-mid-teens.

Underwrite these rates along with development cost to understand if market yields are attainable (and adjust land accordingly).

C. Retail/Restaurant

1. Deep Ellum has a significant amount of retail today; add uses that complement rather than compete/cannibalize existing local business. Deep Ellum is lacking the following uses or adequate supply of uses: grocery/

bodega, day care, dry cleaners, banks, pharmacy,

2. Continue pursuit of unique tenants rather than big box retailers / national credit tenants; ideally build white box space for tenants <2,500 SF to keep monthly rents affordable based on $20-30 PSF NNN rents 3. Provide some neighborhood services to limit walks to 5 minutes or less (it is a 10-15 minute walk from Good

Latimer to Exposition)

D. Hospitality

1. Consider hotels in conjunction with commercial options above.

E. Education

1. Investigate a consortium of satellite higher ed campuses, business incubators, vocational schools, or

education centers.

Section 4: Public Space

While the long range goal of Dallas is to construct a deck park nearby at I-30, the neighborhood believes that a smaller park, or parks, would be valuable to the neighborhood and the property owners. Care must be taken that the parks are surrounded with a mix of uses that provides “eyes on the street” 12-18 hours per day.

A. Park

1. On the site, locate a 3-5 acre park closer to core of Deep Ellum. Must have direct visibility and access from

Canton or Hall.

2. Provide space for outdoor concerts by local musicians. 3. Consider pocket parks and dog parks. 4. Surround park and/or parklets with uses conducive to street activity (aka “eyes on the street”).

B. Streets

Just as Deep Ellum creates a ‘street wall’ to enclose the public street space, new buildings should add to this ‘notion of enclosure’ via relatively narrow streets. 1. Narrow right of way 2. Maintain approximately 10’- 16’ sidewalk widths. 3. Streets: Focus on short blocks but maintain urban ‘texture’ of Deep Ellum. 4. Desire for pedestrian and bike-friendly design

C. Roof-top Terraces D. Community Garden

Section 5: Parking

Deep Ellum is a mix between a pedestrian oriented and car oriented neighborhood. The DART light rail line passes along its northern edge. Use parking ratios for properties that are serviced by transit and bike trails.

Given the mixed-use nature of the area and proposed use of the study site, a market demand and shared parking approach may be favored over prescriptive exclusive parking allowances per use. The following are offered as guidelines.

A. Office: 3 spaces per 1000 sf. Developers should study the impact of a possible future DART rail station within 2500 sf with a goal of reducing office parking to 2.4/1000 sf (i.e. 10-20% ridership) B. Residential: Provide 1.37 spaces per dwelling unit @ high rise. Provide 1.0 spaces per dwelling unit at low rise. (If accounting for transit, reduce these numbers by 10-20%. Further study required). C. Retail: Provide 1 per 1000 sf D. Restaurant: Provide 10/1000 sf (Includes the assumption that a portion of customers will walk to restaurant). E. Hospitality: Provide 0.5/1000 vehicles per Hotel Guest Room. Number may vary depending on function space. F. Shared Parking. Above densities have been extracted/interpolated from ULI’s ‘Shared Parking’ (2005) by Mary

Smith. Evaluate shared parking by market (ULI) or city prescribed shared parking ratios.20 G. Designers should anticipate future trolley line at Main connecting to Fair Park. bike lanes at Canton St. 21

Notes: 1. The site has below grade gas tanks for city operated vehicles. 2. Surface parking lots are strongly discouraged. 3. Push for one (1) below grade garage serving multiple properties. 4. Consider repurposing parking garage into future residential. 5. Consider imposing a maximum parking limit. Reduce parking supply by relying on the density, walkability, and public transportation of the neighborhood.