With new development dotting Plano’s landscape and more expected over the next several years, city planners say Plano is facing a challenge to freshen up its existing development patterns to keep them competitive and relevant.
Plano’s new comprehensive plan is expected to help address this issue in the coming years through a land use study of the US 75 corridor. The purpose of the study is to spur a large-scale vision for commercial redevelopment in the area, according to planners. The redevelopment plans are intended to grow sales tax revenue that the city has depended on for decades, Plano Planning Director Christina Day said.
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“[US] 75 was a game changer for us from a commercial development perspective ... and still a is major regional expressway that serves our community,” she said. “It was seen as a major business corridor: If you wanted it, you could get it on [US] 75. For a long time, this was a very premier shopping area in the [Dallas-Fort Worth] Metroplex.”
The US 75 corridor has served as Plano’s gateway for decades and, despite growing regional competition, is expected to continue to serve as an economic hub for the city, Day said. Although the city’s comprehensive plan does not dictate rezoning, it will be used to help the city focus on achieving its goal of transforming the area, she said.
“We’ve got our existing corridor commercial zoning, but if you develop under [that type of] zoning you see what you get—you get what’s out there today,” Day said.
Growth and change
While the corridor’s future success depends heavily on the economic climate, Day said the city wants to also be proactive by setting the corridor up for success through redevelopment. Such changes can be seen near Plano’s borders with Watters Creek in Allen and the CityLine mixed-use development in Richardson.
Retail along US 75 in Plano primarily consists of large parking lots, pole signs and buildings set back from the highway. The city wants to make better use of the land by moving away from traditional suburban-style retail, said Doug McDonald, comprehensive planning manager for the city of Plano. Cities are also moving away from this dated style and are using the corridor’s visibility factor, he said.
“As these properties redevelop, they won’t have these large, extensive parking lots that face up along the [US] 75 corridor,” McDonald said. “We want [redevelopment] to be more of a large-scale vision and not such a hodge-podge … with limited walkability.”
The bleed-over effect
Plano sees CityLine as a catalyst for future growth and development in the south near US 75 and the President George Bush Turnpike, Day said.
The effects of CityLine can already be seen in Plano, as evidenced in Heritage Creekside, a mixed-use development by Rosewood Property Co. Located on approximately 156 acres just west of US 75 near the new State Farm Insurance regional campus in Richardson, the $900 million project will also feature retail, office space and restaurants.
Construction on 320 apartments is underway and is expected to be complete in late 2016, according to developers. The entire project will take 10 to 15 years to complete.
Bordered by Plano Parkway, PGBT, and Alma Road and Custer Parkway, Heritage Creekside had the support of many residents when the Plano City Council approved it in October 2014. Many hope it will continue the momentum from Richardson and breathe more economic life into this portion of the city, Day said.
“Change spurs more change. [CityLine] is changing the demands and the makeup of this area,” Day said. “Spending doesn’t stop at a city’s borders.”
“As these properties redevelop, they won’t have these large, extensive parking lots that face up along the [US] 75 corridor,” McDonald said. “We want [redevelopment] to be more of a large-scale vision and not such a hodge-podge … with limited walkability.”
The bleed-over effect
Plano sees CityLine as a catalyst for future growth and development in the south near US 75 and the President George Bush Turnpike, Day said.
The effects of CityLine can already be seen in Plano, as evidenced in Heritage Creekside, a mixed-use development by Rosewood Property Co. Located on approximately 156 acres just west of US 75 near the new State Farm Insurance regional campus in Richardson, the $900 million project will also feature retail, office space and restaurants.
Construction on 320 apartments is underway and is expected to be complete in late 2016, according to developers. The entire project will take 10 to 15 years to complete.
Bordered by Plano Parkway, PGBT, and Alma Road and Custer Parkway, Heritage Creekside had the support of many residents when the Plano City Council approved it in October 2014. Many hope it will continue the momentum from Richardson and breathe more economic life into this portion of the city, Day said.
“Change spurs more change. [CityLine] is changing the demands and the makeup of this area,” Day said. “Spending doesn’t stop at a city’s borders.”
