Broadway Corridor Development Plan
The Broadway Corridor Development Plan will focus on the segment of the corridor from SH 288 to SH 35 that coincides with the segment the Texas Department of Transportation (TXDOT) is planning to reconstruct and widen. The main emphasis of the plan will be facilitating and planning for the impact of the proposed reconstruction that is expected to begin design in early 2020 once the current environmental study is completed. The timing of the planning effort will provide the important and much needed evaluation of the impacts of the reconstruction, not only from a mobility perspective but also the impact of the widening on the existing businesses.
The portion of FM518/Broadway to be included in the plan stretches 6.2 miles and the plan will contain sections on corridor aesthetics and development potential of certain target areas. The plan will build upon the Strategic Plan as a long term guide and provide the refinement needed to ensure its “big picture” strategic actions are implemented. By improving infrastructure and increasing development within the Corridor, the image and sense of place, market appeal, and overall value of the area can increase.
PEDC staff will work with consulting firm Kimley-Horn and Associates on developing the plan, and the scope of work includes:
1. Meetings and Workshops – The consultant will facilitate multiple meetings, including:
- Stakeholder Committee Workshops;
- Agency Coordination meetings with TxDOT and other key agencies;
- Community Open House meeting;
- Online survey to collect public input; and
- Interviews with key stakeholders.
2. Background and Existing Conditions – The consultant will collect and compile information to review about the Corridor, including: GIS inventory, development regulations, environmental information, and economic conditions and trends. The consultant will also examine parcels that may now be, or become, non-confirming to the Development Code due to the roadway widening and provide zoning strategy recommendations as necessary.
3. Road Reconstruction and Widening Impact Analysis – The consultant will look at the effects on individual properties by identifying various types of affected parcels within the Corridor by looking at:
- Changes to Access;
- Effects on landscaping and sidewalks;
- Driveway access by business type/land use; and
- Conformity with current land use regulations.
The consultant will also look at: drainage and detention capacities and potential locations for new detention, possible utility conflicts including potential to move electrical services underground, major intersection safety and efficiency, and parking considerations as some parcels may be left with limited space.
4. Concept Layouts of Target Areas – The consultant will develop conceptual layouts of certain target areas, in terms of their potential for reuse and/or redevelopment, and develop possible plan view layouts for each.
5. Veterans to Mykawa Connection Analysis – The City’s current thoroughfare plan has Veterans and Mykawa connecting at Broadway to provide a continuous route from the southern areas of Pearland to Beltway 8. The consultant will perform a roadway analysis and safety analysis to look at the feasibility of the connection.
6. Walnut Analysis – The Veterans to Mykawa connection impacts Walnut Street, as does the widening of Broadway. The consultant will assess this impact by looking at the roadway configuration, safety, property access, key intersections and the development potential for high value uses along Walnut between Mykawa and Broadway.
7. Final Corridor Development Plan – The consultant will tie all of the tasks into a final report, which will also include a review of the Unified Development Code along with any recommended changes for a Comprehensive Plan Amendment to accommodate the plan.
PROGRESS UPDATE: NOVEMBER 2019
In November, Kimley-Horn completed stakeholder interviews, gleaning additional useful information that did not get captured in the survey and open house activities. The plan is in the beginning stages of development now that all of the data collection, interviews, and analysis have been completed. A rough draft that includes a majority of sections was received from Kimley Horn on November 11th. The full first draft is expected to be received on December 13th. Some highlights from the developing report are as follows:
- Commercial acreage represents more than 76% of all parcels along the Broadway corridor, as studied between SH 288 and SH 35. More than 170 acres (37 percent of total acreage along the corridor) are occupied by stand-alone commercial development. Traditional stand-alone commercial occupies 16 percent of all acreage and represents the single largest category.
- In 2019, total reported annual sales along the Broadway corridor totaled more than $911 million.
- Buying power is strong in the City with a median household income of over $106,000 and a median disposable income of $84,000. Total disposable income available in the City totals over $4 billion.
PROGRESS UPDATE: OCTOBER 2019
In October, an open house was held at Berry Miller Jr. High. Six information and interactive stations were available for attendees to browse and participate. By far, the most popular station was adding comments to the roll plot of the corridor. The event had 40 attendees, 70% of which identified as residents. The community survey, open September 19th to October 18th, provided 2,600 data points and 450+ comments from the community. The survey asked respondents about their top priorities, corridor perceptions, and their desires for the future of the corridor. Traffic Safety & Mobility, Drainage and Connections, or developing other roadways to alleviate traffic, were the top three identified concerns.
Survey, stakeholder interviews and open house feedback show community interest in exploring the modification of Walnut Street to become a one-way pair on the stretch of Broadway that connects to Walnut, both east and west. Based on this interest, further exploration may include future, topic-specific public meetings to gauge if there is wider interest in the concept, which will provide additional roadway capacity in the Old Town area with minimal impact.
PROGRESS UPDATE: SEPTEMBER 2019
During the month of September, staff focused on managing Kimley-Horn’s plan elements and progress, as well as finalizing and distributing community materials to announce the upcoming open house. The community survey is also being promoted, and responses will help identify corridor top priorities, existing corridor perceptions, and the desires of residents, businesses, and property owners for the future of the corridor.
Staff provided The Chamber of Commerce Ad Hoc Committee attendees a brief overview of the project’s survey elements, including the capture of top priorities, mapping to drag and drop markers to provide open-ended comments, the ability to describe usage, and subjective perception of the current corridor, as well as participants’ vision for the corridor. TxDOT continues to have a presence at the Chamber Ad Hoc meetings.
PROGRESS UPDATE: AUGUST 2019
In August, PEDC continued working with Kimley-Horn collecting data for the background and existing conditions along the corridor. Kimley-Horn presented concept layouts of target areas along with economic and development trends and conditions.
PEDC continued to work with TxDOT as it prepares its environmental assessment report for approval and anticipates environmental clearance by the end of 2019.
PEDC attended the Chamber of Commerce’s FM 518 Ad Hoc Committee monthly meeting and provided committee attendees a brief overview of the development plan tasks, while Kimley Horn presented the flyby interactive map developed for the project to the group.
PROGRESS UPDATE: JULY 2019
In July, PEDC coordinated meetings with the City, Kimley-Horn and TxDOT at TxDOT District offices to review the scope of the corridor development plan and discuss the proposed reconstruction and widening project. We will continue to engage TxDOT as the plan progresses and to seek out opportunities to reduce or mitigate potential impacts.
Kimley-Horn coordinated a drainage meeting with the City’s engineering leadership to discuss overall drainage patterns along the corridor and the potential for drainage options the City may be able to offer that may lessen impact on those along the corridor and/or assist TxDOT with their project’s drainage efforts.
At the first Stakeholder Committee meeting, Kimley-Horn reviewed the project’s tasks, schedule and role of the stakeholders. One meeting outcome involved changes made to the ten proposed parcel categories and the proposed sample properties for each category that may fall into UDC non-conforming status due to the widening of Broadway.