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Item 7A (3)Hines/Carillon ProposalZA08-31 Briefing Team: Kathleen V. Simpson Marvin Williams Karen Whitaker D. Todd Parrish Neighborhoods consulted: N. Carroll N. White Chapel Brentwood Primrose Lane Estes Park Triple C Whispering Dell 3/18/2010 2 Dr. Kathleen V. Simpson104 Brentwood CircleSouthlake, TX 76092(Brentwood)19 month residentFormer Deputy Director for Readiness, P&A Office of the Secretary of DefenseFormer Air Force Wife VolunteerIncoming Southlake HOA President Hines/Carillon Proposal -- Surrounding Neighborhood Impact -- Unified concern 3/18/2010 3 Rating the Suburbs--“2. Southlake” “Locals believe the restrictions placed on home builders (few lots are less than half an acre, no apartments or condos) will keep their investment safe.” D Magazine July 2008 Best Places to Live 2008—25 Top Earning Towns “12. Southlake, TX” Population: 25,748 Median family income: $166,878 Median home price: $542,640 Source: http://money.cnn.com/ 3/18/2010 4 Is Southlake changing focus? Surrounding neighbors and those outside 200 foot buffer oppose current plan Zoning change goes beyond Carillon project: Approval as designed sets precedent for shift to high density developments vice current Southlake vision 3/18/2010 5 3/18/2010 6 Neighbors are concerned Majority of acreage homeowners surrounding the Carillon/Hines project are opposed to current proposal Surrounding Property Owners within 200 foot boundary: 102 total= 239.21 acres; acreage within buffer=75.86 26.14% of acreage formally opposed to force super majority vote Many Southlake residents outside buffer oppose due to high residential density 3/18/2010 7 The site will be developed City Council: Ensure citizen’s voices are heard Ensure developers’ profit maximization goal does not outweigh homeowners’ goals Ensure property is developed in sync with current Southlake Low density housing Attractive, stable, confirmed retail and commercial Green buffers 3/18/2010 8 Hines responsible to balance their goals with homeowners’ goals Density of residential portion Infrastructure Drainage Traffic Green Buffers Lack of firm commitments from patrons to sponsor Fine Arts center, uncertainty about details of commercial/retail sector School impact Construction impact Density 3/18/2010 9 Sources: http://taxoffice.tarrantcounty.com/accountsearch.asp http://www.southlakechamber.org/ Surrounding neighborhoods Density Violates Southlake’s low density vector Extreme crowding 154 residential acres/455 units =.34 acres per unit average ~ 2.95 units per acre average Should be: No “attached” housing Appropriate balance between “zero lot” line residences and “Estate” lots All acreages IAW existing Southlake status quo 3/18/2010 10 Infrastructure-Drainage Severe problem Need drainage impact study Need drainage issues resolved PRIOR to development 3/18/2010 11 3/18/2010 12 Infrastructure-Traffic N. Carroll & N. White Chapel already saturated Should use SH114 service road for primary access Limit access/egress from N. Carroll or N. White Chapel Two lane roads on either side to support traffic for 285 acreage population; sharp contrast to the 4 & 6 lane roads which support Town Square’s 131 acres Road infrastructure improvements must be made PRIOR to development Impacts of widening N. Carroll & N. White Chapel—land already developed; where does space come from? Brentwood Circle used as “turnaround” Traffic impact study appears understated; model assumptions unclear Design concerns Landscaping-a visitor’s first impression of Southlake is the attractive landscaping with green buffers Need green buffers on all sides; no existing neighbors should face new stone walls or large building exteriors Need to save mature trees “Park” area as designed is for Carillon neighborhood use, not Southlake community use; defeats intent of “donating” acreage to the Southlake, yet adds to Southlake maintenance costs Fine Arts Center sounds nice: No firm commitment from fine arts patrons to build/support a fine arts center Southlake taxpayers should not be forced to pay for site without secure backing Construction- Extended period proposed = multi-year disturbance Firm construction plan needed to alleviate noise, traffic, trash, etc. Consider special ordinance governing construction hours; standard code allowing construction 7:00 a.m. to 9 p.m. Monday through Saturday is too unfettered and places undue, extended burdens on surrounding homeowners 3/18/2010 13 Key uncertainties School impact – 400+ new Dragons Stress on water supply; worse in drought Carillon complementary or competition with Town Square? Preservation of cemetery Lack of communication/coordination between developers and homeowners: Concerns voiced but not addressed P&Z commission “noted” citizen concerns “Build it, they will come” perception—need solid research Current economic environment--is this the right plan, right time to proceed? 3/18/2010 14 How to reach balance between developer & homeowners? Limit residential building to 92-205 units Largest: 154 acres x 1.68 average = 92 units Average: 154 acres x .99 = 156 units Smallest: 154 acres x .75 = 205 units Develop road & drainage infrastructure prior to build out Drain impact study by Hines Traffic impact study by Hines Include green buffers on east, north, west perimeters 3/18/2010 15 How to reach balance between developer & homeowners? Expand SH114 access to be primary access point Site hotel in center of retail, away from existing residences Maintain ownership of floodplain; don’t pass to Southlake taxpayers-at-large to maintain Obtain firm sponsor commitment on Fine Arts Center Mandate developer/homeowner/City interface process throughout development to ensure concerns can be addressed by appropriate Southlake authority 3/18/2010 16 3/18/2010 17 Summary Decision on ZA08-031 decides the future “essence” of Southlake—it is not simply a Carillon decision Majority of surrounding homeowners oppose current plan Personal stake for homeowners Business investment for Hines; walks away once done. Surrounding homeowners will have to live with result, good or bad. Many serious concerns remain Still too many loose ends and unknowns for a rational decision “Trust, but verify” Community’s History with Site Mr. Marvin Williams 1525 N. Carroll Ave Southlake, TX 76092 (Whispering Dell) 15 year resident, Dragon parent, Harold Williams #78 ’03, Princeton ‘07 Senior Executive, Waste Water & Transit Development, worldwide 3/18/2010 18 History Four developers Exxon Mobil Land Corporation Aventerra II Newland Communities Hines Original City Council Decision Commercial Zoning Density N. Carroll Avenue setbacks Never a community consensus SPIN meetings P&Z meetings 3/18/2010 19 Texas History 3/18/2010 20 Infrastructure-Drainage Review Hines current drainage plan Drainage Impact Study needed 3/18/2010 21 3/18/2010 22 3/18/2010 23 3/18/2010 24 3/18/2010 25 3/18/2010 26 3/18/2010 27 3/18/2010 28 3/18/2010 29 Transportation-current conditions Commuting traffic Local School traffic Construction traffic 3/18/2010 30 3/18/2010 31 N. White Chapel Southbound 3/18/2010 32 N. White Chapel Northbound 3/18/2010 33 N. Carroll Northbound 3/18/2010 34 N. Carroll Southbound Southlake Citizens United-ZA08-031 affects homeowners across Southlake Mrs. Karen Whitaker 505 San Juan Drive Southlake TX 76092 (Mission Hill Estates) 7 Year resident Dragon parent,’19,’22 PTO Board Member, School Volunteer, HOA President, Community Volunteer 3/18/2010 35 Southlake Homeowner(Not bordering Carillon) Why we moved to Southlake Concerns with proposal 3/18/2010 36 2025 Plan-Southlake Development Goals Encourage neighborhood design that complements existing development patterns while creating unique places. creation of well-designed, appropriately-scaled residential neighborhoods. Ensure that new growth is in accordance and in harmony with the Land Use Plan and population build-out numbers. Maintain a balanced approach to growth and development in order to preserve the city assets (schools, public safety, and competitive edge in the region) and its fiscal health. Provide for the incorporation of high quality single-family residential uses as a part of a planned development at appropriate transitional locations. Encourage development that complements existing residential development 3/18/2010 37 Summation Mr. D. Todd Parrish 1313 Bay Meadows Southlake, TX 76092 (Triple C Ranch) 3 year resident Dragon Parent, ‘18, ‘22, &’25 Vice President, HOA Attorney “From the inside you can’t really explain it,” and from the outside looking in, you’ll never understand.” Todd Dodge - D Magazine September 2007. One Word . . . Density 160 units are on 1/10th acre or less 226 units are on 1/5th acre or less 379 units on .27 acres or less Only 76 units are on lots over 1/3 acre and those, are just barely 1/3 acre lots; and all 455 units are on lots under .40 acres Who Will Listen? Not Hines Not P&Z Not Chamber of Commerce Will you, our elected officials?