The Lancaster Medical District Master Plan. The Lancaster Campus District 1

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1 The Lancaster Medical District Master Plan The Lancaster Campus District 1

2 Table of Contents 1 INTRODUCTION 3 2 THE PLANNING PROCESS 4 Assumptions 6 3 PLANNING CONTEXT AND ECONOMIC OUTLOOK 7 Site Analysis 11 4 THE VISION 12 Conceptual Diagram 13 5 STRATEGIC MASTER PLAN 14 Master Plan Diagram 13 6 DESIGN STANDARDS 16 Sub-District Diagram 13 The Lancaster Medical District 2

3 1 Introduction The Lancaster Medical District Master Plan serves as the vision for a strategic area defined in the City of Lancaster s Comprehensive Plan. The master plan seeks to fulfill the demand for medical and office space surrounding the Medical Center at Lancaster as defined by the economic study summarized in Chapter 3 and provided in full as Appendix A. the master plan also seeks to preserve valuable environmental features, while taking advantage of opportunities for residential in-fill development in the District. These emerging opportunities motivated the City of Lancaster to undertake a planning process to address future growth in the study area. The proposed master plan establishes a clear vision for guiding the development and redevelopment of land within the study area over the next thirty to fifty years. The vision is based on productive engagement with citizens, property owners, land developers, other governmental partners (City of Desoto, City of Red Oak, City of Glenn Heights and the Texas Department of Transportation) and leadership at the Medical Center at Lancaster. The master plan seeks to establish clear concepts for developing a strategic area that mixes commercial, office and residential uses in a manner that compliments the community and provides the highest and best land use. The District promises to be a valuable community asset full of diversity and economic vitality. The Lancaster Medical District 3

4 2 THE PLANNING PROCESS The planning process to develop the master plan commenced in May 2006 and engaged the Lancaster City Council and Planning and Zoning Commission, City of Desoto, Medical Center at Lancaster Administration, local property owners and major land development firms to guide the development of the plan. The process was led by Kimley-Horn and Associates with support from RTKL and ERA. The planning process included a series of public meetings and workshops and three phases of work as follows: Phase One: Background Analysis and Vision Phase One included five major tasks: 1) a review of the available data and information; 2) a site reconnaissance of the proposed site and surrounding context; 3) a site analysis of major constraints and opportunities to development potential; 4) an economic analysis of market demands and attitudes toward development 5) development of a vision or theme for the corridor based upon community preferences and market realities. Phase Two: Alternative Scenarios Phase Two includes the creation of three implementation concepts that illustrate the development of a progressive medical area. Following review with the City Council, Planning Commission and local stakeholders a preferred alternative was selected for development as the basis of the master plan. Phase Three: Master Plan Development and Design Guidelines In Phase Three, the planning process focused on the development of the master plan document, design guidelines, and associated graphics. The planning process is further illustrated on the next few pages. The Lancaster Medical District 4

5 ASSUMPTIONS The project included presentations to City of Lancaster officials and staff and workshops with local stakeholders. The master plan establishes an effective framework in which the District can grow in phases over time. The plan is based on several working assumptions that have influenced the layout of the district. The assumptions are the result of discussions held during the planning process with property owners, developers, realtors, and staff from the City of Desoto, Dallas and Lancaster. The master plan was developed based on the following planning assumptions: I-35 from Downtown Dallas to the Lancaster northern border will be constructed as a major urban highway by the Texas Department of Transportation (TxDOT) The Houston School Road and Pleasant Run Road intersection will be reconstructed using elements of the City of Lancaster Streetscape Master Plan. The Inland Port concept will continue to have support from the City of Dallas, Desoto, Cedar Hill, Lancaster and other cities along I-20 and I-35. The University of North Texas at Dallas will continue to expand based upon it s master plan to accommodate 25,000 students over the next thirty years. The Medical Center at Lancaster will expand facilities with a $2,000,000 investment. The Lancaster Medical District 6

6 3 PLANNING CONTEXT and ECONOMIC OUTLOOK The Medical District includes all property on either side of Pleasant Run Road from I-35 to Houston School Road. Lancaster has many innate advantages that increase its economic competitiveness and has recently launched several initiatives that will add to the City s strength. These assets and initiatives include: An excellent location 15 miles from downtown Dallas. First-rate transportation infrastructure that includes access to three interstates, two railroads, and an airport. An abundance of raw land available for development. The Lancaster Medical Center, which is currently planning an expansion The airport is also involved in an expansion plan. The Cedar Valley Community College adjacent to the City. The University of North Texas Campus and the corresponding Campus Master Plan on the north side. The City has a strategic position in the Dallas/Fort Worth regional economy as a center for trade and transportation. This is a growing industry in Dallas/Fort. The Lancaster Medical District 7

7 DEMOGRAPHICS TRENDS Although Lancaster is growing and incomes are increasing, it s important to note the barriers produced by economic characteristics of the community. Lancaster residents spend a high percentage of their incomes on necessity good such as food, housing, and healthcare, which limits discretionary income available for other goods. Discretionary Income 0-5 Miles 5-10 Miles Miles Lancaster MSA Per Capita Disposable Income $19,286 $16,346 $20,683 $17,478 $28,277 Per Capita Discretionary Income $7,209 $6,051 $7,535 $6,490 $13,758 Source: ERA, ESRI Business Solutions Discretionary income influences the type of retailers who will be interested in the area. Specialty or luxury retail is unlikely to be favorable in the corridor currently. The viability of a broader segment of retail could be realized by providing a greater variety of housing types and products. This can be accomplished by: 1. Participating in a multi-jurisdictional cooperation effort concerned with housing decisions. a. Lancaster should be aware of other communities encouraging or discouraging particular types of housing to avoid over building the market or being a repository for projects barred from other cities. b. Lancaster should seek to fill a void in the Southern Dallas housing market, such as townhomes, condominiums and estate homes. 2. Beyond roof tops, Lancaster should focus on distinguishing themselves in the market with the following characteristics: a. Unique aesthetic environments b. Towncenters and walkable places c. Unique Architecture d. A branding campaign The Lancaster Medical District 8

8 DEMOGRAPHICS TRENDS CONTD The following chart illustrates the sales to income ratio trends in Lancaster and the Dallas/Fort Worth MSA. The 1996 spike in Lancaster resulted in the opening of the Super Wal-Mart at Beltline Road and I-35. When Wal-Mart opened, total sales increased significantly but began to decrease as the honeymoon period faded. Gross Sales to Total Income Ratio Ratio of Sales to Income for Lancaster and the Dallas MSA MSA Lancaster The fact that retail growth is not keeping pace with residential growth in Lancaster has direct implications for the fiscal health of the City. Sales tax is one of the prime revenue generators for most Texas municipalities and without a substantial amount of retail sales, cities will be unable to generate sales tax revenue and will experience fiscal difficulties. A Land Use Cost-Revenue assessment by Tischler and Associates (T&A) in 2002 determined that given the existing tax structure, retail uses generate the highest net revenue for Lancaster per square foot Year T&A concluded that retail space generates $4,283 per square foot in revenue while costing the City $1,067 indicating a net income of $3,216 per square foot. This is contrasted with every other type of land use, which produces a net loss for the City with the exception of estate style residential uses, which produces modest net income. This analysis shows that retail is important for Lancaster to maintain its fiscal health and avoid burdening residents with property tax increases. Adding retail has the potential to create jobs, improve the image of the City, and add qualityof-life of the community. The market analysis clearly indicates that Lancaster can support more retail and has underutilized sites, which should be redeveloped for retail uses. The Lancaster Medical District 9

9 MARKET AREAS After evaluating the area and examining the data, the Pleasant Run Road intersection with I-35 will support the highest intensity of commercial use in the immediate term. The Pleasant Run Road intersection generates the most traffic, is the most visible site from I-35, and is the entryway to the Medical Center at Lancaster. Given these factors, retail, restaurant, and hotel development will be most viable on or near Pleasant Run Road where it crosses I-35. A further explanation of the site analysis is covered on the next page. The Lancaster Medical District 10

10 SITE ANALYSIS The site analysis is used as a graphical interpretation of strengths, weaknesses, opportunities and threats (SWOT) of the District and surrounding areas of influence. The Pleasant Run Road Corridor and the Medical District properties are at the center of activity of Lancaster. The Site analysis uncovers that the Medical District should draw interest from the I-35 corridor and be well connected via Houston School Road and a proposed transit connection to the UNT at Dallas and Lancaster Campus District. The SWOT also points out the need for a mixed-use community to emerge in the Medical District. Overall, the site analysis forms the framework for establishing the potential development types and arrangement of them (the urban design). Oblique aerial photography was used by the consultant for visual inspection of the current condition. These types of photos greatly aid in defining infill opportunities and are used later in the master plan to depict renderings of potential development patterns. The Lancaster Medical District 11

11 4 The Vision Lancaster has a significant opportunity to capitalize on the planned investments and developer interest in the Medical District area. The revitalization of the land uses in this District will concentrate on reinventing existing shopping centers and residential lots the corridor s dominant landforms- into a form that better meets market demand. The market is calling for mixed-use residential and office communities. This plan seeks to make developing these uses easier and more viable for developers and the city alike. The Medical District Master Plan seeks to convey a newly shaped vision of the district into a workable set of steps aimed at transforming community vision into reality. The past has shown that simply planning for a corridor s redevelopment will not lead to success success will require a concentrated effort by city leaders, local businesses and residents, and new investors. This master plan seeks to detail the strategic steps needed to reinvent the corridor in a manner that meets the demands of the market head-on and represent the future aspirations of the residents of Lancaster. This master plan is a result of an intensive data collection effort, a strategic transportation and land use analysis and a comprehensive public input campaign. Combining these elements will make this vision a reality. A key component of the master plan is a set of strategies that will lead to change, based on a process that builds on success and encourages private investments that are crucial to the reinvention of the corridor. Looking west from Houston School Road, the vision for The Medical District increases density and develops in a transit ready form. The Lancaster Medical District 12

12 Conceptual Diagram The diagram above clearly defines land use opportunities for the District. A major concern in areas surrounding medical facilities is the unknown development desires of the hospital. The Medical Center at Lancaster has completed its own facility master plan, which will satisfy their growth needs for twenty five years into the future. The area in purple above represents the Medical Center s land ownership, which will satisfy all their growth needs into the future. This assurance should give adjacent property owners confidence in marketing and developing their property to its highest and best use without interruption from the Medical Center. A majority of the development in the Medical District has occurred in an incremental fashion, without concern for parcel connectivity, and without a binding architectural flavor. This is a common growth pattern that is beginning to change. Both communities and developers are beginning to create mixed-use pedestrian oriented districts in key locations. The motivating factor for this reinvention of housing and retail centers is the desire of cities to remain competitive in the emerging retail, housing and office market. For the first time in thirty years, these markets have all kinds of new options for site selection. There has been a revival of traditional street front retail, where it is possible to walk along a sidewalk from store to store, and where offices, apartments and other destinations make for a livelier environment. This type of market is particularly well suited for areas which will be served by some sort of transit in the future. Can the Real-Estate Market Reinvent the Medical District? It is true that private investors initiate new real-estate development and, for the most part, decide how to re-use older buildings. The real-estate market gives the public choices about where to live, and about the size and price of houses and apartments. This market also affects the location of work places and shopping. However, the big decisions about municipal infrastructure are not made directly by the market. Roads, bridges, parks, streetscape improvements, parking garages, walking trails, transit, convention centers and other public commitments, such as temporary abatement of property taxes, make some investment opportunities safer and more profitable than others. Current building density and location is depicted to the left. Above is what the Medical District could look like with infill of office and retail uses situated in a mixed-use environment that has a variety of housing types ranging from attached to estate residential. The Lancaster Medical District 13

13 5 Strategic Master Plan Jump Starting Development This master plan will focus on developing a strategy for the location and timing of public investment that will spur private investment and retain current ventures in the corridor. It is critically important that the City target its resources on specific properties and specific markets. The timing of public investment with a developer s interest in a specific property is the key to reinventing the Medical District. Based on the market analysis, outreach to property owners and site analysis the following description defines the strategic master planning for the Medical District Master Plan. (a) The limits of the Medical District Master Plan shall also be shown on the zoning district map for the City as amended. The development character of Medical District Master Plan shall be predominantly a medical (office), mixed residential, retail and other lifestyle destinations situated in a mixed-use environment that takes advantage of its location near the Medical Center at Lancaster.. The development and redevelopment of the Medical District will occur in tune with developer investment. This master plan serves as a guide, so that multiple property owners may share a similar vision and strategy to develop each individual parcel of land to its highest and best use. The Lancaster Medical District 14

14 6 DESIGN STANDARDS The Medical District Overlay District, is established to encourage the development and redevelopment of the Medical District by providing for the flexibility of uses, stimulating a broad mix of commercial development, incorporating appropriating residential uses, supporting and sustaining property values of properties within the overlay district as well as those adjacent to it, and creating a quality and unique Medical District. The overlay district establishes a set of urban design and development standards for development of properties within the overlay district. It also identifies investments in the Medical District that should be capitalized on. The standards for the Medical District Overlay shall supersede the regulations of the underlying zoning districts as well as the subdivision and design standards to the extent the overlay standards conflict with those standards. The overlay divides the area into sub-districts for the purpose of creating specialized standards. These sub-districts are depicted on the following map.. The Design Standards for the district may be requested from the City of Lancaster Community Development Department. The Lancaster Medical District 16

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16 The Lancaster Medical District 18