Loading...
Item 7A and 7B SPIN Report15 SOUTHLAKE SPIN Item Number: City Case Numbers: Project Name: SPIN Neighborhoods: Meeting Date: Meeting Location: Total Attendance: SPIN MEETING REPORT SPIN20-02 Town Square Residences SPIN #8 January 28, 2020 1400 Main Street, Southlake, TX City Council Chambers 221 Hosts: Sherry Berman, Community Engagement Committee Vandana Tanneru, Community Engagement Committee Vikram Jangam, Community Engagement Committee Applicants Presenting: Frank Bliss, Cooper and Company Phone: (817) 291-6148-0567 Email: frank.bliss@cooper.company City Staff Present: Ken Baker, Senior Director of Planning and Development Services Jerod Potts, Policy and Strategic Initiative Principal Planner Madeline Oujesky, Assistant to the Director Lauren LaNeave, Assistant to the City Manager Patty Moos, Planner Presentation begins: 6:00 pm Presentation ends: 7:45 pm Town Hall Forums can be viewed in their entirety by visiting http://www.cityofsouthiake.com and clicking on "I Want to" and "View" "Video on Demand" — forums are listed under SPIN by meeting date. FORUM SUMMARY: Property Situation: The property is located on the east side of N. Carroll Ave. between Division St. and Federal Way (addressed as 401 N. Carroll Ave. per Tarrant Appraisal District) in Southlake Town Square on 7.3 acres. Details: The applicant is proposing to develop 350 luxury downtown residences on approximately 7.3 acres to be able to live in a walkable, livable environment to shop, eat, and enjoy. The applicant presented the following information during the presentation slides: • Town Square taxes go the Carroll ISD • Looking for new opportunities to support Town Square • The site's current zoning is "C-3" General Commercial • Rezoning will be consistent with the Downtown Plan • Offering Downtown residences for CISD, Town Square and Southlake • Development designed for Southlake by David Schwarz Architects, designers of Town Square • Development will include 2 buildings, 2 underground resident parking garages, 2 acres of open space, heavily landscaped, many luxury amenities, flexible multi -use spaced within each unit, and walkable to Town Square amenities • Product for older residents, single parents, singles within Southlake. • Trend across the country for affluent residents to free up time for travel, maintenance free, and reduced size of house. • Town Square is in demand as a place to live • Additional residents in Town Square will add vibrancy and sustainability • Property will be valued at $100 million and will provide $1.4 million annually to CISD in property taxes (TIRZ lasts until 12/31/2038 for Town Square including Dragon Stadium, Old Union and Eubanks/Dawson; exempt from Robin Hood in state) • Community 1 I approach to allow the best possible social, economic, and environment for residents • Town Square works because of the zoning and zoning restrictions. Presentation: "The Downtown Residences" Inspired by Southlake. Designed for Southlake. The Downtown Residences Development Plan Enhances Connections and Reduces Traffic 01 Location between DPS and Post Office enhances connections in Town Square 02 Proposed DT Downtown District rezoning is consistent with City Land Use Plan 03 Residential use significantly reduces traffic impacts compared to commercial uses I �2 DNIS(Ow slaEE c f r The Downtown Residences Luxury Living in Town Square � 01 350 uniquely designed Residential Lofts in 2 buildings designed by Town Square architect David M. Schwarz Architects- 02 Over 2 acres of open space, elegantly. landscaped and highly amenitized 03 2 private, secured parking garages BLOCK„ If - EWEp 3 The Downtown Residences Where Luxury Meets Convenience 01 I High end design delivers the space you need, without the space you don't 02 1 Flexible multi -function spaces deliver luxury amenities for living and entertaining 03 1 Town Square delivers a lifestyle that can be enjoyed every day Our Vision Develop the Downtown Residences in order to: 01 1 Build a Stronger Community 02 1 Build a Stronger Downtown 03 1 Build a Stronger School District "The future of luxury is freedom... the freedom to just go and do what ! want to do, when i want to do it." - Doug Stephens, "The Retail Prophet" 4 Build a Stranger Community Retain and Attract ValuabLe Residents We are losingvaluable residents as their lifestyles change, and failing to attract others that would be an asset to the Community: 01 1 Seniors and other Empty Nesters 02 1 Family Situations (Parents and In -Laws of Southlake Residents; Divorcees, etc.) 03 1 Travelling Lifestyle (Corporate Executives; Frequent Fliers; etc.) Community Trend Rise of the Affluent Renter 01 1 Affluent "Renters by Choice" are driving the luxury rental development boom in the U.S., Texas and DFW. 02 Luxury rentals free up time for travel, families, and personal interests. 03 Today's luxury rentals provide high-end residential design and amenities. PA The heart and soul of Southlake is our community. 0 61 Build a Stronger Downtown Leveraging Our Basis 01 1 Town Square is in demand as a place to live. 02 1 More residents living in Town Square will add to its vibrancy and sustainability. 03 1 Growing the Town Square community of residents will help attract support, retain, attract retailers, restaurants, office tenants and others. Mixed Use Trends Live / Work / Play 01 1 Today's mixed use environments provide strong residential communities. Goal No. 1 of the Southlake Land Use Plan is to "promote quality development that ... contributes to an overall sense of place and meet the needs of a vibront and diverse community." 02 1 Changes in shopping, entertainment, working, living and leisure have placed a premium on these experiential environments. 03 1 A strong mix of residential and commercial uses creates a stronger sense of place, and enhances project performance and long term economic returns. W low- M--� . The WAUP waL—Up cats: Dallas - Fort Worth F; Tr-, 4.17L: It, M: Centrr fur RC.il E'talc and Urban Atuk,i, Build a Stronger School District Property Tax Revenues Protected from Robin Hood Recapture 01 1 $100+ million project will generate over $1.4 million in annual CISD property tax revenues which are protected from Robin Hood recapture due to its location in the City's Tax Increment Reinvestment Zone (TIRZ). 02 1 TIRZ term lasts until December 31, 2038. 03 1 Affluent Renters have fewer children on average. Tax Increment Finance District „ LIOSOUTHLAKE Public Finance Trends r Raising Tax Exempt Revenues r........., = I 2500 f� 01 In 1997, the TIRZ was established to provide a financing —z mechanism to facilitate high quality development in the SE sector of the City which includes Town Square and 4 CISD facilities. 02 The TI RZ has helper! fund City and CISD projects a including Town Hall, DPS HQ, Dawson, Eubanks and Old Union campuses, and the Dragon Football Stadium. 03 1 The law in 1997 grandfathered CISD's use of 100% of their TIF increment without Robin Hood recapture. r� Fits With Southlake's Vision for Town Square "Southlake's economy will continue to change in response to technology, social change, and global trends. Zoning and land use must resvond to these changes." (2016) Southlake Economic Development Master Plan "Promoting a functional and attractive community through the use of urban design principles; and allowing developers flexibility in land use and site design." DT Downtown District Zoning Section 37.1 Our Commitment Cooper and Stebbins has a 25 -year track record as a proven Partner: 01 1 "Community First" approach 02 1 World Class Planning & Design 03 1 Superior Social, Economic and Environmental Outcomes Let's Get it Right ...Again Anti -density arguments were made in 1996 to promote "business as usual" and to stop Town Square. Yet we worked together as a community to create the Downtown that sets us apart from our peers and has become Southlake's economic engine. We ask the community of Southlake to work with us again to build a stronger Community, Downtown and School District. Questions and Concerns: General comments and concerns from many residents in attendance: • Concerns for increase in traffic on N. Carroll Avenue, Southlake Blvd, and in Town Square and the traffic study for the project. • Concerns for increase in attendance in the CISD schools and overcrowding. Schools and education are most important. • Concerns with the property values in Southlake with this development. • Concern over the applicant's comment on the demand for downsizing in Southlake. • Concern of the renter vs. owner? Response: Changing market conditions for apartment sized homes and affluent renters by choice. Right time for apartments in the downtown environment. • How many McKenzie projects in the area? The 5 -star McKenzie is the only one in the area and this project will be a 4 -star project. • Concerned with apartments in Southlake as he moved to Southlake because there were no apartments. • Comment that apartments in Dallas (downtown) for younger individuals, has traffic and density concerns, and concern for residences for transient population. • Comment that the community is not supporting the project, not a right fit for Town Square and is going to bring in people to check out apartments. • Concern for the changes in the market conditions- what will happen to the apartments? What will happen if this doesn't work out for the City? Response: The real estate market indicates a market for this type of housing in Southlake- our commitment to community first. • Concern with the validity of the traffic study on N. Carroll Avenue. Comment regarding one resident living in Town Square that likes the concept and wants more residents in Town Square to support the retail, restaurants and having options. Density in Town Square is okay. What is the current residential capacity of Town Square and what is the residential capacity of Town Square? Response: The original proposal for Town Square residential use was 30-40% of the development. The City's Land Use Plan was projecting approximately 15% residential. The current residential development is approximately 7% and with this development would bring it up to approximately 15%. Currently, the residential estimation for Town Square is a couple hundred residents. The future residential projection, with this development is the up to 1,500 - 3,000 residents. • Will the development open space be dedicated to the City? Response: No. • Comment: People are not leaving Southlake. • Concern with apartments bringing in more kids. Will there be a limited number of kids allowed in apartments? Response: No. The size of the apartments would limit the number of residents. • Comment concerning the presentation slide with the Dallas apartment (McKenzie) and relating it to Southlake- Downtown Dallas and Southlake are different. • Comment: There are plenty of housing products of different sizes within Southlake to own and rent. • Comment that resident is not in favor of the apartments, but have ownership, not rental. • Who will be the property management company? Response: Town Square will be the owner and managed by a similar property management company used by the McKenzie in Dallas. • Comment that renters do not pay property taxes- owner do, renters are transient, school will need trailers, against high density. Concern with the exempt grandparent clause to allow additional students in the schools. Response: The owner of the apartment complex pays the property tax for the apartments and will confirm with the school district on the enrollment concerns. • Concern with student to teacher ratio with increase in student numbers and decrease in property values. • Comment that resident likes low density and school district and doesn't plan on moving- Southlake is my home. • Comment that the resident is concerned that the City will being able to stop the apartment development moving outside Town Square and being able to guarantee that keeping them in Town Square. SPIN Meeting Reports are general observations of SPIN Meetings by City staff and SPIN Representatives. The report is neither verbatim nor official meeting minutes; rather it serves to inform elected and appointed officials, City staff, and the public of the issues and questions raised by residents and the general responses made. Responses as summarized in this report should not be taken as guarantees by the applicant. Interested parties are strongly encouraged to follow the case through the Planning and Zoning Commission and final action by City Council. Southlake Connect Results for the January 28, 2020 SPIN Town Hall Forum Detailed Notification Analysis SPIN Tara rn Hall Forum - January 28, MG nelalls YatiieatlonM 527311=1MOU11 CAM ResiAs I TAM e -d I L) WANtEMb im 2r. 2M WAF13r 13AM9013r Cmillimmkipm R HIM carr rr.� nres u..i11M 4 hW 11111001111' r4berfed Pow Prffb s 0Er1M7 a.r 1A9MQZdkM 1lefart 1. Primary am 2 aecondw7 alb 3. Primary Er A. Primary MAIL- S. ri!5. aecandar7 Errmi 6. ae[6rmary huxAle T. Flume Phone 8. Bore Phone *2 9. Buslless Phone ID. TTY f 1T6 Device ■ 6 4®} A1bE9nplerl- isC. ' ClrfBlOee W 1553(11-51%1 Atternplo-d - Not Canne€ted M 2t9 (1-8[34} Not ■ MA OLEi3%)DOler Eewured - To GenFs 1 1101% i±+ r o.Mr rtAO TOM %Ur TotalA tempted - Not ConrrTmed 46 03614 Hak 0ehoea -1 i—il FkM Lin 556 4.40% FMOelhe d -No Arrlwer 3594 26.97% PW 0elb-1-RedrdEnt Hung UP 1571 1132% Uewered 551 4.12% Beni 954 7.1714 lk.b -W Vbkomrall 3148 23.53% r I AdleifipW- Not Connected had, Oelhered- NvoliJ Number 36 G7T% Not Delberad - Un. Busy '% 0.73% NotOelhx d -Cut FalaeNre 1419 10.61% Not 0elt erect - CwWab! Pette 245 1.93% Fiat llelhE d -Caroted FM Not Delinied 4 0J3% Eewured - To GenFs 1 1101% Hot Delivered - Carrier Expired 4 Gin% WMOelherem-Doemstr� iommunKdlrsl Error 46 03614 Nat Attempted - UnsubsQtxtl 193 1-44% Hot Delh—d-Carred Unaueihle 11.6 0.4Tt4 ®eWered-To Handset 793 5.9291, + A��1 Aim Aft..Pk A11�Fk "f Aff ld Ate . mom! Tires Ys�ad i # 3 4 1 a 7 8 ■ im 27, 127#:31) CHT Pommy 8M 511 6 0 0 m m 0 In m Seaonduy 81t3 8 1) 0 0 m m 0 m m "Mary Eefall 13 1) 0 0 m m 1) 0 m PMW" 2 0 0 0 m 0 1) 0 m hfalee 8udndary o a 0 a m 0 o m m Eemall 8eddndW 0 1) 0 0 m m 6 m m MME Hm7e PFYom Q5 1) 0 0 m m 1) 9 m HY Pl� 92 0 1) 0 0 m 0 1) 0 m masi� 333 0 0 0 m m 0 0 m T7Yf TTQ mrekm 0 0 0 0 m m 6 0 m i 27, 1274&31) CHT 1493 1) 0 0 m a 1) 0 m 1 Bob lbbb Jan 27, 2m200 0 0 0 m m 0 0 m 4:30 12:5ohm CHT Se ndary aw 0 M4 0 0 m a 1) 0 m p Y E "I 146 376 0 0 m 0 6 0 m P&OW' c 99 0 0 m m 1) 0 m 51aie e 8ecandar,; E7fan 0 d 0 0 m 0 1) 0 m 8mondwy IAOWC 2 3 0 0 m m 6 0 m HUM Ph� 7050 a a 0 m a o m m 7 wmxpb� M2 o i o 0 m o a a m Boarms s phn 2554 2 0 0 m a 1) m m TTr r TTU CeAm 0 1) 11 0 m a 0 0 m .tae 27, M24]:30 S7i0 71)3 a 0 m a 0 o m T cHr TME Everiaridge - RepDrts Atiempt ODOM" AdilboWt AtIompt Aitam{at AtkmpA A[IernPE Attlempt Ai6ampt Afimpf Atboud 4a TWW Hahod 1 2 a 4 r 9 7 a a HCNM P%MM 0 c D c 3 1 - 9 0 Flame Flume X2 0 c a c 3 '1 1 0 0 Buetleo PhaeO 0 c a a 0 D ID 0 0 TTV f TTD Delo 0 c a 0 0 t1 3 0 0 Jun 27. 2M 13:09:30 CBT D D a 0 0 25 119 0 0 am ihW, JM 27, M241 F" D D a 0 0 D D a 0 13:13:37 94d3 CBT a�ondary 3Rd8 D D 0 o B D D 0 0 Prhary Eedl D 0 a 0 B D D a 0 "Mary LUSS D D 0 0 O D D a 0 Secandary Email D D 0 0 B D D 0 0 SEcandary D D 0 0 B D D D 0 Lbkde Huee P11� D D 0 0 D D D 0 0 Hie PMDW 42 D D 0 0 0 D D 9 0 BLEIM e phow D D 0 0 0 D D 2 0 TTI' f TTI) DEFIER D D 0 0 0 D D i i AM 27, 2M 13:13:37 D D 0 0 0 D D 3 1 cBT sub lhYO c l