SOUTH ALLEY VISION

PHASE ONE
Prepared for:

CITY OF TERRELL
Aug 08, 2022

Prepared by:

&
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

Small Area Reference Map

—

"Squeeze" sections have limited Right of Way, and less flexibility for creative treatment.
"Release" sections have more Right of Way, allowing more flexibility and creativity.
 119 W. Moore Ave

OCOP
115 W. Moore Ave

1-PHASE TRANSFORMER
Chapman Bldg
113 W. Moore Ave

Williamson’s Glass & Mirror

111 W. Moore Ave

-
109 W. Moore Ave

PRIMARY PULLBOX
107 W. Moore Ave

Between Two Homes, LLC

105 W. Moore Ave

En Vogue
103 W. Moore Ave

SECONDARY ENCLOSURE
Bizzie B’s Boutique
Browne - Hollar Realty
101 W. Moore Ave
108 W. Moore Ave
City of Terrell

Brin Opera House

102 E. Moore Ave

Farmer’s Insurance
SWITCHGEAR

106 E. Moore Ave

Findings Report; Small Area Vision - Aug 08, 2022

*sample car size

108 E. Moore Ave

City Barbershop/ S’Ayani’s Boutique

110 E. Moore Ave

Creative Picture Framing

112 E. Moore Ave
TWO 1-PHASE TRANSFORMERS
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

*Transformers on
Adelaide were moved
off the restaurant lawn
onto the sidewalk
behind the restaurant
building.
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

SIDEWALK BIOSWALES + ROAD BARRIERS

MARKET
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

FRANCES STREET PERMEABLE PAVEMENT

+ BIOSWALES

*updated infrastructure
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

PARK/ GATHERING SPACE ON ADELAIDE

A place to see and be seen

Spend time and enjoy the outdoors, downtown businesses
Places for people - not cars or trains
Event or celebration
Seating for the planned adjacent restaurant
Shipping containers as art, enclosure
Sculptures - the property owner has a relationship with sculptor Brad Oldham,
known for the Deep Ellum Walking Man sculptures
Awnings or porticoes
Surface treatments of pavement in place of parking
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

ADELAIDE PENA & ASH+LIME DESIGN

• removed staircase, adjusted side of building according to North elevation
• widened sidewalk adjacent to building
• moved main entrance gate adjacent to building
• wing statue moved to the center
• misc: tree on street corner, metal park fencing, back fence/hedge and brick sidewalk, location of library
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

March 2022
• initial model of wings
• initial placement of transformers
• original placement of tree
• older version of outdoor furniture

JUNE 2022
• created a divider between public/
semi public space
• updated fencing and entrances
• updated placement/coloring of
outdoor furniture
• updated winged art to latest model
• incorporated small/mobile library
• removed original tree/replaced it
with smaller one on the corner
• added moss on the side of the
building
• demarcated the space on wall for
mural
• added landscaping along divider
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

MURALS &
PUBLIC ART
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

SOUTH ALLEY & VIRGINIA

The current gas station at Moore and Virginia represents an automobile-ori-

ented break from the older walkable urban “fabric” which distinguishes the
Downtown Corridor. This report recommends the City obtain the gas station
site, and redesign it as a parking lot with various “welcoming” features to
mark it as an entryway to Downtown. This should be done with several goals
in mind:
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

GATEWAY

1. Provide needed parking to the district as it expands

2. Create visual cues to draw attention to both parking spaces and the district as a whole
3. Limit the need for environmental mitigation - which can be substantial if the site is rede-
veloped and turns out to have soil contamination - which is common for service stations
4. “Land bank” the site for possible redevelopment in the future, supporting potential fu-
ture expansion of the vibrant walkable district east of Virginia
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

COLORFUL CROSSWALKS
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

SOUTH OF THE TRACKS

• Planes from the museum
• Sponsorship opportunities
• Something to look at or drive
past
• Instagram moment
• Community billboard, weekly
question, trivia for discount,
• Giant Robot (Brad Oldham)
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

BRAD OLDHAM
SCULPTURES
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

SMALL GATHERING SPACE — FRANCES

• Outdoor crossfit and other exercise-relat-

ed activities
• Leverage the martial arts studio and up-
coming gym in order to support fitness
activities
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

POP-UP GARDEN
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

Project Overview
The City of Terrell is making substantial investments into the greater downtown area, with the infrastructure on South
Alley Road a small part of a larger people-centered vision. This project is focused on South Alley Road’s potential to
extend the downtown experience for pedestrians and business owners, as well as linking the current downtown and the
proposed town center south of the current downtown. Tasks involved have included creating a database of buildings
along South Alley; interviewing current and interested business owners; making initial recommendations for short and
long term use of the alley; and creating original renderings.
There is strong potential along South Alley, but also significant barriers. A narrow right of way, active train tracks, and
lack of building maintenance and upkeep all create a hostile environment for pedestrians. However, these obstacles can
also be assets. A narrow thoroughfare, when designed with the pedestrian in mind, can produce a slow, smooth, and
safe flow of different travel modes. Active train tracks can be a source of entertainment and pride for a community. Basic
maintenance and upkeep pave the way for creative design, and demonstrate commitment to future investors.

Findings
REGULATIONS
Currently, Terrell’s regulations require a high standard of construction and remodeling on the principal facades of build-
ings, primarily on Moore, within the Central Business District (CBD). While some of these quality standards are extended
to perpendicular side streets, there is little covering South Alley.

Given the City’s interest in creating a vibrant corridor on South Alley, It is our recommendation for the City to make mod-
est adjustments to its regulations, to encourage similar, but less rigorous, standards in South Alley.

INVESTMENTS
The board for the Parks and Downtown Improvement Corp (PADIC), per its November/2020 plan, has allocated both
$150,000 to a short-term high-impact project and another $150,000 to the small-scale facade grant program. In the May
25, 2021 PADIC board meeting, ASH+LIME presented a variety of small scale, lower budget ideas to the board. We
believe this is an opportunity to maximize use of these limited resources for the highest potential benefit, at modest cost.
Examples may include:
• High-quality murals • Parking area upgrades • Active gathering areas • Signage and wayfinding
• Facade improvements • Window displays • Storefront spruce ups • Food trucks/small vendors
Our design recommendations include various opportunities to make these types of improvements, in conjunction with
more expensive, large-scale infrastructure changes
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

Building Database
As part of this report, our team has created a detailed GIS-based database of all buildings in the study area, which in-
cludes the South alley, the southern side of Moore in the study area, and side streets connecting the two. Forty-three
(43) buildings have been identified in the study area; it should be noted that this does not include the northern side of
Moore, nor the various downtown buildings to the north. This includes such information as:

• Square footage • Available rear outdoor space • Parking • Current building use
• Building ownership • Alley-facing doors, windows, and loading entrances • Signage • Stories

It is recommended that there be a focus on continuing to develop this database as more information becomes available.
This will help the City and consultants to identify opportunity sites and buildings, and assess where resources may be
best invested.

Popup Retail/Business Incubation

Retail should be enhanced in the downtown while focusing on the available space. Popup retail and events are an excel-
lent way to build community investment in a place without the large upfront cost, and test the local and regional market
for business ideas. Temporary retail spaces can be used for single events, periodically, or even indefinitely to test an idea.
It can also be possible to have multiple “popup” concepts in a single space, or to have smaller “popups” within existing
businesses.

These temporary uses of space may require a flexible approach to permitting, including case-by-case assessments of
temporary Certificates of Occupancy (CO) for vacant spaces. They are also strong opportunities to tie into existing events
and benefit from local volunteers and “micro-investments.”

We recommend that the City work to proactively identify spaces in and around existing buildings for popup retail ven-
dors, including opportunities in South Alley, and update the database to assess opportunities. The City may consider
teaming up with the PADIC board or other organizations to help run and promote the events. In addition, the City may
consider offering certain benefits, such as “whiteboxing” a space to bring it up to code, in exchange for an agreement to
host popup retail while spaces are vacant.
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

Space Activation
Multiple opportunities for activation have been identified on South Alley. It should be noted that frequent passing trains
will create challenges in attracting consistent crowds. These trains are loud and intrusive, creating an uninviting space for
long periods of time, although the potential for conversion into a Quiet Zone may reduce these concerns. There may be
more opportunities for outdoor sales space on South Alley than Moore because of the limited sidewalk space on Moore,
creating an incentive for additional business space. There may be interest in creating train observation spaces along
South Alley.

North Alley
The North Alley is outside the scope of this document, and our team has not put extensive thought or research into this
corridor. There are numerous differences between the alleys. However, it should also be noted that our team has noticed
both investments to improve the human experience in North Alley, and opportunities to continue doing so. For that rea-
son, where we make regulatory regulations specific to South Alley, we encourage the City to consider similar regulations
in North Alley.

Parking Strategy
While the downtown parking as a whole is beyond the scope of this study, the issue is too connected to the South Alley
to be ignored in this report. There are no parking minimums for the Central Business District. Currently, our team’s obser-
vations and conversations with stakeholders have noted substantial unused parking in South Alley, at different times of
the day and evening. In other words, there does not seem to be a problem, at this time.
However, two issues can be anticipated:

• It is widely predicted that those spaces, as well as those on Moore, may be filled as the district develops.
• All of the businesses we spoke to expressed major concerns about temporary impacts on their businesses, during
construction.

There has been detailed discussion about using a garage to meet future parking needs. While this may very well be
necessary, it will not be sufficient. To begin, many people enter downtowns with an expectation of suburban-style park-
ing standards - even walking a block can seem unreasonable in that context. Parking in a garage is inconvenient, time
consuming, and can feel unsafe to some visitors. For those reasons, garage parking can only be a partial solution to the
parking problem, and a broad strategy is necessary.
It should be noted that a large amount of parking is available downtown. As part of the 2017 Downtown Plan, a parking
inventory noted 743 public on-street parking spaces, plus 1,027 off-street spaces, for a total of 1,770 spaces. At the time,
the report also noted that only about 25% of spaces were used during peak demand times.
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

Parking Strategy (cont.)

In addition to the recommendations for improving pedestrian conditions, it is our view that the City should take other
measures to encourage use of more “remote” downtown spaces. This should include such strategies as:

• Working with parking lot owners to allow and advertise shared parking in their spaces, during hours when their em-
ployees and customers are not using them. In addition to the City of Terrell itself, various banks and other entities
own large lots which can be used by the public during the evening. Their availability should be prominently adver-
tised
• Permitting shared parking arrangements which allow reductions in required parking for uses with different peaks. It
should be noted that shared parking is already allowed in the Zoning code, but this allowance is very limited; The
Urban Land Institute's Shared Parking, Third Edition (released in 2020) offers a more comprehensive approach.
• Wayfinding to indicate available parking (note: this can be started at modest cost while a more “permanent” plan is
in the works)
• Design and programming features to make available parking more “conspicuous” and visible
• Working with local businesses to encourage owners and employees to use remote spaces
• Remote parking should be allowed further than the stated 200-300 ft away (33-8)
• Allow for flexible parking/ loading in at grade, designated areas, delineated with approved markers (cones, etc)

Facades, Signage
Basic maintenance should be the first step in improving facades, with brick maintenance and cleaning, window installa-
tion, and removing hazards and garbage from the right of way. Preserving what is there should be next, with ensuring
proper drainage and pest control, including interior code enforcement. Beyond that, the City has a robust facade pro-
gram, which is currently limited to Moore Avenue; we recommend expanding the program to include South Alley.

The current facade program does not allow funding for temporary improvements. However, there may be other sources
of funding where this can be supported, or it may be possible to update the program.

Design standards should complement the historic regulations found on Moore Ave, without becoming fake reproduc-
tions that take away from the authenticity of the area. Standards should encourage creativity and enhance the authentic
sense of place for Terrell.
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

Outdoor Space
Outdoor spaces parallel to the train tracks may not be easily converted into popular sites of respite, particularly under
current noise conditions. That said, they can be leveraged to enhance the pedestrian experience, protect buildings from
water damage, and support businesses. Outdoor retail space is more feasible in South Alley than Moore because of the
narrow sidewalks along Moore, and the shorter buildings along South Alley provide natural nooks for such space. Storm-
water infrastructure, such as french drains, rain gardens, pavers, and permeable courtyards protect buildings and add
stormwater capacity to the system while providing a beautification space.

• Rain garden landscaping should be allowed to have non-vegatative ground cover as appropriate
• String lights allowed during normal store hours when part of approved outdoor display or tended space
• Creating woonerf style thoroughfare, where all modes are at the same grade, with mode types delineated with tex-
tures and planters/ gardens

Parks and other recreational spaces should be placed further from and perpendicular to the train tracks.

Murals
While murals are relatively inexpensive, they can be very transformative - particularly for a district in transition. They can
add visual interest, draw attention to a place, and encourage visitors to take photos and explore.
South Alley (and downtown in general) already boasts high-quality murals, and there are visible opportunities for more.
In addition, it should be noted that downtown/city stakeholders have done an exceptional job curating the murals. All
of the murals are well done by talented artists. In addition, the murals have been branded with signage and an internet
presence.
*Resolution 848 allows murals to be funded at 100%. This is positive, but it’s also essential that the City, and other stake-
holders, ensure that the high standard continues - lower-quality murals will compromise the overall caliber of the works
as a whole. One potential model can be seen in New Braunfels, Texas, which brands, funds, and curates their as the
“New Braunfels Historic Outdoor Art Museum”

Trash Consolidation
Trash collection is contracted with the City, making it possible to locate dumpsters and adjust pickup timing to support
the greater good. We recommend one initial dumpster per block, located mid block, closest to businesses with the most
need, with the understanding that it may have to expand as more trash-creating activities are created. They will have to
be screened on three sides within public right of way (36-2-F), with possible recommendations for additional screening in
the future.
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

Infrastructure
A variety of infrastructure issues will need to be addressed to help South Alley St support the complete streets vision the
city has in mind:

• Power lines are an eyesore, in poor condition

∆ The City should consider burying the power lines
• HVAC and trash receptacles
∆ HVAC and trash should be moved, consolidated, and screened to the extent possible
• Poor alley surface condition
∆ Upgraded to brick, permeable pavement from the thoroughfare to the buildings
∆ Sidewalks, cars at grade to facilitate both large trucks and commercial events at different times of the day
∆ Need to provide loading zone access for various retail and restaurant locations
• Stormwater infrastructure upgraded
∆ Repair/ replace storm drains, gutters on individual buildings
∆ Bioswales/ Linear wetlands
∆ Permeable pavement in thoroughfare/ parking spaces
∆ Sewer drainage/ retention for rain capture
∆ Roof/ land capture where appropriate
• Lighting added/ upgraded
∆ Improved lighting will improve safety for people walking and parking at night
∆ The lighting (including string lighting can also be leveraged to highlight design and improvements, and create a
more human-oriented feeling
∆ The safety benefits of lighting will be limited if there are “blind spots” across the railroad tracks; in fact, more
intensive lighting can create a contrast effect, in which non-lit surrounding areas become even darker. For that reason,
there may be a need for fencing along the railroad Right of Way.
 City of Terrell
Findings Report; Small Area Vision - Aug 08, 2022

Zoning Recommendations
Building Proportions - Commercial Structures, 5.b.2-3
• City should consider similar or less rigorous standards for South Alley
Building Materials - Commercial Structures, 6.c.2
• City should consider similar or less rigorous standards for South Alley
∆ More flexible design guidelines with different objectives (i.e. create a sense of playfulness)
Maintenance and Demolition- Demolition, 27.A.6.2.b
• City should consider allowing murals as well as neutral paint, brink
Outdoor Displays and Sales, 27A.7
• City should consider outdoor sales to be allowed along South Alley by temporary use or annual permit
Thank You