Texas city takes master developer role

In what may be a first, public officials in Lancaster, Texas, approved three new urban developments in one meeting in November. In October, officials approved a form-based code and street standards to govern development of the projects. Developers are working together to market the three projects, which total 255 acres and are jointly referred to as Mills Branch. The developments are part of a 1,200-acre planning area designated by the city to become traditional neighborhoods. The new planning area connects to the existing downtown. Developers are Bill Gietema of Arcadia Realty, an experienced new urbanist, Chaz Fitzgerald of Wilbow Corp., and Randy Potts of Harvest Realty. All hired TGB Architects & Planners for their specific plans. Gateway Planning Group and Townscape wrote the code and managed the process along with director of community development Ron Ragland. Lancaster, with 40,000 people, abuts Dallas to the south — but still has 70 percent agricultural land. Mills Branch was highly unusual in that the city acted like the master developer of the growth area, which represents only about six percent of land in the municipality. Developers were identified who were in favor of doing New Urbanism, or who were convinced to take this route during the planning process. The planning team, Gateway and Townscape, was funded jointly by the municipality and developers. Street sections set the standard for walkability A key part of the process was the new street standards, created with the help of Peter Swift of Swift and Associates. These include 15 street sections, from boulevard and avenue types to alleys. Streets are as narrow as 18 feet. The widest streets, with more than 30 feet of pavement width, have a center boulevard. Another important aspect is minimum standards for mixing housing types, designed to provide neighborhood diversity and affordability. At least 40 percent of houses, for example, must be of the cottage or “casita” type, which ranges from 1,000 to 2,200 square feet. Providing the standards are met, developers have flexibility to adjust housing to meet market changes without seeking new plan approval. Accessory units are allowed behind single family houses. Courtyard apartment buildings are permitted within neighborhoods. Despite the municipality’s proactive approach, approvals were not easy. Both the new code and the change of zoning on the specific sites squeaked by with no votes to spare. Those who voted in favor were influenced by a fiscal analysis which found that New Urbanism would yield $2 million more in tax revenues annually compared to the existing zoning. A racially diverse coalition backed the changes, reports Scott Polikov of Gateway Planning. Now that approvals have been granted, other parts of the city are interested in using the new code, he adds. Developers plan to break ground early in 2004.