Published: March 22, 2008 06:31 pm            

Proposed overlay could mean changes

Visitors to Corsicana who exit Interstate 45 at U.S. Highway 287 are greeted by a random mix of car lots, repair shops, industry and retail that doesn’t add up to a prosperous-looking first impression.

In January, the city was given a “D” grade on its curb appeal by retail analyst Kelly Cofer, and now a city committee is working on a plan to fix it.

The city can’t order a private property owner to paint an ugly building, but it can pass zoning laws that forbid a person from erecting a cheap-looking building. The committee is writing those rules, called a zoning overlay, based on the city’s master plan, which the council adopted last year.

The zoning overlay for U.S. 287 will impose more rigorous design restrictions on new construction and reconstruction projects along that route into town. Eventually, the overlay will be spread out to other thoroughfares, such as Business 45, State Highway 31 and State Highway 22.

An overlay, or zoning overlay, is a law that adds rules onto the regular zoning to protect a specific area, such as a historic downtown, a water reservoir run-off, or unique neighborhood. The city already has one for the downtown district. With the thoroughfare overlay, the city wants to do the same thing — make an economically important area more attractive.

“We’re taking elements of the comprehensive master plan specifically pertaining to thoroughfares and to gateways of the community, and taking the recommendations made in the retail analysis by Kelly Cofer and pulling those together,” explained Lee McCleary, economic development director for both the city and county. “We identified by priority the gateways to the community that would have the greatest impact from a commercial appearance and message.”

The first priority is the city’s entrance off I-45 at U.S. 287, near the development that includes The Home Depot, Collin Street Bakery, Gander Mountain, VF Factory Outlet and Russell Stover.

“We want to focus on this area and get all the components into place,” McCleary said. “Then, we can move onto other thoroughfares.”

The components include stone or brick buildings, green landscaping, tasteful signage, fences to screen junk, and other aspects that make for more appealing drive into town.

“The idea is to put the ordinance into place and say ‘this is what this area should look like,” McCleary said. “And what incentives can we offer to property owners to improve their property?”

Those incentives can include tax abatements, or other financial incentives, even assistance, for property owners to spur them to action.

Jimmy Hale owns the Orkin business on U.S. 287 just off I-45, and he is familiar with the committee’s work in progress.

“One of the major issues of the retail report is the poor appearance at the entrances to the city,” Hale said. “I think there’s a movement within the city and all over to do things to improve our image. I’m all for that.”

Being a business owner, and an involved member of the Chamber of Commerce, Hale said he sees both sides of the issue.

“We need to set some standards. But if we set them too high, people can’t meet them financially, and they won’t get done. If we set them too low, then they aren’t any good. I’m really all for it, but anything they do will have a cause and effect.”

He pointed to the upscale developments at Richland-Chambers Reservoir as an example of what can be done.

“It’s just like the lake, they’ve got standards,” he said.

Brad Haynie owns a long stretch of property along U.S. 287 just before it intersects with Business 45. He said he tries to keep his property mowed and maintained. He hasn’t been to any of the property owners’ meetings.

Haynie said he would support some new property guidelines, if they were reasonable.

“So long as they don’t go overboard,” he said.

McCleary said the overlay, if it’s enacted, will help everyone — the city and the individual property owners, in the long run.

“The whole intent is not to stymie business, it’s to do the opposite,” McCleary said. “It’s to create an environment where business can prosper and be successful.”

Bill Spae is a business owner who is also on the overlay planning committee.

“I think what we’re trying to do with the strategic planning group is to give ourselves the opportunity to raise the overall look and feel of the city to something above the ‘D’ score we got from the retail analyst. There needs to be additional rules and regulations so we can improve our curb appeal,” Spae explained. “And, at the same time, to be fair to the property owners.”

Some business owners won’t be happy with the change, but that’s true of anything new, Spae said.

“The city has tremendous assets,” Spae said, citing the history, highways, lake, and airport. “We’re really trying to understand how we can use those assets in a way to attract new businesses for the county.”

If the overlay is approved, people shouldn’t expect change quickly. The overlay won’t affect buildings that already exist, only those that will be built afterwards.

“I see long-term benefits to doing it,” said Frank Steed, with the strategic planning group. “Everyone’s going to have to look at it and see the long-term benefit, and the overall benefit versus the individual impact.”

Nor will businesses be alone in this. The city is working with the state on what it can do for those entrances, as well.

The Texas Department of Transportation (TxDOT) has installed $700,000 worth of irrigation lines, trees and shrubs at the entrances of U.S. 287 and SH 31 off I-45. The state will maintain the trees and plants for a year, then the city’s parks department will take over responsibility.

“We’re not just saying ‘this is what has to happen,’” McCleary said. “We’re also saying, ‘what can we do to help?’”

Danny Price owns a car repair shop along that crucial stretch between downtown and the I-45-U.S. 287 intersection. His business is in a blue metal building, and Price said he tries to keep it spruced up. He hadn’t heard about the proposed overlay, but was more concerned about what it would cost him now.

The answer: Nothing. However, if the overlay is passed, and he decides to build a new shop, it would mean a more upscale look with perhaps a brick exterior and some concealing fencing.

That won’t happen, Price said, laughing.

“I ain’t even got a brick house,” he said.

—————

Janet Jacobs may be reached via e-mail at jacobs@corsicanadailysun.com

        

• Click to discuss this story with other readers on our forums.