The Dallas City Council heard a detailed presentation July 28 on the long‑planned First Street revitalization, a downtown streetscape project stretching roughly between Union and Laughlin streets that officials say addresses failing sidewalks, leaning retaining walls and ADA barriers.

Community Development Director Joshua Chandler told the council the project — in a reduced scope from earlier decades of planning — now has a preliminary construction estimate of $6,920,000 and that the city has already spent about $1,500,000 on prior planning and design work. “We will be removing some walls,” Chandler said when describing archaeological findings and required mitigation in the Chinatown block.

The project aims to replace failing sidewalk vaults and dry‑stack retaining walls, install elevated sidewalks where structural fill would threaten adjacent building foundations, add planter bays, benches, streetlights and protected bike lanes, and reconfigure parking. Chandler and consultant Paul Schmicki of KPFF Engineering described a design using piled piers, metal decking and gabion walls with basalt facings to mimic the area’s historic stacked rock appearance. Chandler said the unique sidewalk vaults and failing walls have driven up costs, and that the gabion walls alone account for a substantial portion of the price; Chandler estimated the overall project cost has increased about 5 percent from the prior year.

Archaeological concerns were central to the presentation. Chandler said the project lies within four designated archaeological zones and that the contracted archaeologist submitted a report finding an adverse effect to historic resources that triggers mitigation under the state review process. He said the city is developing mitigation measures that include retaining some facade remnants, providing interpretive signage and placing some historic fabric in planned landscape areas. Chandler said the city is coordinating with “Shippo” (the project name used in the presentation) and preparing a stakeholder memorandum of agreement as part of mitigation.

Chandler outlined funding sources and outstanding needs: about $3.5 million in the city’s Fund 18 and about $3.2 million identified through the Columbia Gateway Urban Renewal Agency, the latter contingent on final plan approval. He warned costs could rise further and reminded council members the city has a long history of planning for the corridor — work stretching back to a 2006 David Evans & Associates phase, federal and STIP funds in 2007, and a 2009 bond commitment — and that the city and agency have carried the project through many staff and elected changes.

On logistics, Chandler said right‑of‑way and easement acquisition is nearly complete; the city will continue coordination with the railroad and stakeholders so First Street work can align with the Federal Street Plaza project. He said staff expects final documents this summer, bids and award in fall/winter 2025, and construction to begin in winter or spring with roughly a year of work. Chandler cautioned the city may need to close First Street for the full construction year and described possible temporary parking‑lot modifications to preserve business access.

Consultant Paul Schmicki clarified the construction administration budget: about $600,000 is set aside for construction administration and technical reviews, and “about half of that would be for someone to be there nearly every day,” he said, explaining part of the cost is daily inspection and the remainder covers specialty review work during construction.

Council questions centered on easement status, property lines that predate current sidewalks, the distribution and source of budgeted funds, whether public works could perform parts of the work to lower costs, and business‑access plans during construction. Chandler said most downtown property owners have accepted appraisal values or are coordinating with city right‑of‑way consultants, and he confirmed the urban renewal agency has historically expected to fund the work. He also said staff will refine traffic and pedestrian control plans and coordinate closely with affected property owners, including the Baldwin Saloon and Hub Building.

No formal council action was requested at the meeting; staff presented the plan, took council questions and described next steps: finalize archaeological mitigation and easements, complete coordination with the railroad and Federal Street Plaza plans, confirm final funding commitments with the urban renewal agency and prepare bid documents later this year.

Why it matters: the block is a historic downtown corridor with failing infrastructure and pedestrian‑safety risks; the project connects to other downtown investments and the riverfront trail, and requires state archaeological review and multi‑agency coordination before construction.

What comes next: staff will complete easement acquisitions, finalize mitigation agreements for the archaeological zones, seek urban renewal funding allocations once final plans are complete, and bring construction documents and a bid package to council later this year. Staff anticipates beginning construction in winter 2025 or spring 2026 depending on weather and final approvals.