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2004-06-07 Meeting Report (Tarah Lakes)SPIN Citywide Forum for Neighborhood 95 Topic: Proposed Residential Concept at the Vicinity of Dove and N. White Chapel Monday, June "7, 2004 Southlake Town Hall Training Rooms #3a and #3b SUMMARY OF QUESTIONS AND COMMENTS My house is directly impacted by lot 49 and the buffer zone in that area. If you look at the privacy wall that you put on White Chapel that curves around to the front entrance. Is there any way that that privacy wall can be brought down on the lot #9 properties and my property boundary line. One of the reasons that we bought that property is that we didn't have neighbors and it was private, but that lot #9 is going to back up to my properly. What about utilities? Are they going to be underground? I live right behind the pond there. Two things that I am concerned about, one is the drainage. Are you going to fix the drainage issues in this area? You also are not lined up at Ridgecrest and that is something that the City was trying to get away from at Dove and White Chapel_ You are going to have a real problem with that intersection with traffic going onto Dove. The City is going to hear about all of the stop signs and corresponding traffic on Dove, and it could be so simple to avoid this if you lined the streets up now. I have trouble getting out on Dove on school days, and that doesn't make sense to line it up like that. I am going to fight you tooth and nail regarding the drainage in this area. 0 And those houses next to Mr. Miles there, how big are those lots 30,000 square feet? And these don't have to be bigger than 15,000 square feet when they abut to a lot size of one acre? It looks like you front the commercial property with smaller lots to the south, go to larger Iot sizes to the north, and then at the very north where there is one acre lots next door you revert back to smaller lot sizes, I think that you have to increase the lot size on this property since it backs up to one acre lots. M 1 think if lots #9 and 410 were adjoined, it would address my concern, as it would move the house on that property further away from my property, This train is moving fast and I am missing the boat. When Estes I and II came in they got variances on lot sizes, and now you guys come in and are asking for smaller lot sizes than that_ I think that the City should stick with the one acre standard. My concern at that time was if you do Estes I you would open the gate, but that is not necessarily so. I plan to go to the City and advocate slowing down a little bit, You have Estes I with a huge detention pond, I agree with that gentleman earlier that you are going to dump a whole lot of water where there is already a problem in this area. Has the City told you that the sanitary sewer system can handle the runoff from your proposed development? Are we going to have to develop another sewer line as a result of this proposal? The traffic you proposed needs a further review, what you are proposing will make the traffic that already exists impassable on White Chapel. It is already at an unacceptable level right now, dumping that many houses in this area will make the traffic impassable in the area. Quite honestly you should come down when school starts and look at the traffic I would caution you when you say that traffic has lightened up as a result of State Highway 114 check the traffic out when school starts. Has there been a traffic impact study done on this proposal? Isn't there a city requirement that you do a traffic impact analysis on this proposal? How many lots do you have in this proposal? SPAN Citywide Forum for Neighborhood #5 Topic: Proposed Residential Concept at the Vicinity of Dove and N. White Chapel Monday, June 7, 2004 Southlake Town Hall Training Rooms 03a and #3b SUMMARY OF QUESTIONS AND COMMENTS You have 67 lots and your density is 1.576. If you were to go back to where Estes Park was, you have about 8 lots to lose to make that similar to Estes Park. Probably next to Mr. Miles would be a good start to losing the lots you need to sell this proposal, And how much open space do you propose? My question was basically answered in that I wanted to know the open space and the overall density. The density issue is one that is completely negotiable, as you know. Estes Park I had special considerations on that property that do not exist on your property. I think that with this proposal, you do not stand a chance, so you need to have lower density than Estes Park.. I also am not biting on your proposed tree preservation proposal; I know that you are not going to preserve the native trees with this small lot proposal. You don't save the trees if they are going to die later on as a result of the development.. You builders that build in Southlake know that with these lot sizes, you are going to kill the trees putting those large houses on these small lots. Don't come forward and say that, because that is not what you are doing„ You need to change the lot sizes in that wooded area, and you need to look at the laws regarding tree preservation regarding trees on adjacent property. You guys need to take to heart what you are hearing here, because you will not get this density from the City Council. Kosse and Paul worked with the neighbors to sell their project, and they worked to address the neighbors concerns. When we passed the Land Use Plan, we wanted to make sure that when the development community came, they came with their hat in their hand in order to preserve the property values of those already there. So, come with your hat in your hand, and you have a wonderful property here, I would develop this at a much lower density, Do this, and do it right and we will be proud of you and your development. I am new and could not have had a better builder, but one of the things that I see happening more and more in Southlake is the cookie cutter design, maybe having a plan is not something so linear and cut and clear'. We are not seeing the kind of values becoming reality that you are saying that these homes will bring, It is a concern. 1 live at 551 East Dove., As I said when you carne to visit me, there is some water issues there, that river that comes up was there last night. Now, some of that is on my side. But what you are saying is somewhat correct, but most of the water is on my northwest corner. You may have some issues with lots 927 and 428 with water management. I am not saying you are the cause of that, but you are going to have some of the water issues as a result of what is there. I am at 465 E. Dove. With that many streets and concrete, I cannot see how the water issues that were earlier mentioned is going to get any better. Directly in front of my Douse cannot handle the water that is there now, I don't see how your development with the houses and concrete is going to make this better. I think that the concern is that the detention pond is supposed to discharge the water at the same rate is what is there now, and there are problems with the drainage right now. But even if you don't move the road, which I think is an interesting point; I think that with lots #27 and #28 you are going to have water issues to deal with. 1 am really concerned about the number of lots per acre, basically, and the quality of life that we have in Southlake. If you put in these large homes and the roads, you are creating more SPIN Citywide Forum for Neighborhood 95 Topic. Proposed Residential Concept at the Vicinity of Dove and N. White Chapel Monday, ,Tune 7, 2004 Southlake Torun Hall Training Rooms #3a and #3b SUMMARY OF QU)CSTIONS AND COMMENTS of a problem in an area where they already have drainage problems. You are missing the point on the ways that the neighborhoods are on the north side of State Highway 114 where there are not all of these rooftops; it is a different feel on the north side of town, It is turning Southlake into the typical suburb where there are all of these rooftops. Give us something to look at and really like, versus something with just a lot of rooftops„ You mean something like a shopping center? That is your alternative. Believe roe, one or the other is coming. You are taking the water from the road and putting it into the sanitary system, because right now all of that comes to White Chapel, overwhelms the big pond and floods the area, and I think that all of this is going to be fixed with this development. How much grade are you going to have to put on these lots to avoid the standing water that exists there today? So you are counting on some of the streets carrying the capacity of your proposal? On those lots where there is kind of the triangle forming, There is currently a pond there that is not reflected on your plan; that is a lot that I would really like to keep. Another concern on the PUD that I have here is the number of variances that you are asking for here it seems like you are asking for a lot for the PUD here. What other type of amenities are you willing to give to this development besides the couple of items that you propose? h just doesn't look like a good swap in terms of'what you are asking for as to what you are giving to the development_ What type of streets are you proposing here, all collector streets? Estes Park developers came back and gave up some lots to get approval. What you are proposing in terms of curb appeal looks like that Triple C Ranch, which is one of the ugliest neighborhoods in Southlake. This looks like you went over there and copied the street layout. I live next to this and I expect it to develop it is coming. Mr. Moore bought that property and he deserves to make a profit on that properly, but please, get creative. The Estes Park Developers negotiated and got creative and put lots of amenities in the neighborhood. I would say, bring something more creative and make the streets meander a little bit. And line up Ridgecrest and the north exit. With your proposed pricing, you are going to compete with the Estes development and Kirkwood Hollow is around the corner you say that you are going to get $700,000, but when you don't sell these homes, nay fear is that the prices are going to start dropping. What is the impact on the surrounding property when that happens? Do you really feel like you are going to get this much for the homes in this neighborhood? I think that you are missing the boat on the design, I think that you build great homes, but you need to get some help You are asking for a lot of concessions, especially in regards to the density and lot sizes. I wanted to ask, as the developer, do you have a plan "B" in the wings or is this it? And secondly, if you can get $700,000 for each house in this development, you can have my house in Kirkwood Hollow right now. So you don't have a plan "B SPIN Citywide Forum for Neighborhood #5 Topic: Proposed Residential Concept at the Vicinity of Dove and N. White Chapel Monday, June 7, 2004 Southlake Town Hall Training Rooms 93a and #3b SUMMARY OF QUESTIONS AND COMMENTS .lust to reiterate the drainage issue here again last night, I had a river in my front yard. I had a river in my front yard. If I had a flashlight I could have gone fishing. I talked to the City a couple of years ago; they were going to put a four lane in Dove. They elected to rehab the road, and now the road is going to planned to have a turn lane, but it is way down the road. The road is currently a problem right now, but you and Estes I and II are going to be dumping out on what is a bad road right now. It is not going to be a good situation. I would suggest going and pushing the City on this and see if you can get some concessions on help with this road. If you look at our ordinances, you will see that they allow single -entry subdivisions. What the City asks you to provide is emergency egress, with lock- boxes. If you ask them, they will not require a second entrance, and you can save all of that money putting in that road and save all of that land as open space, and avoid putting all of that traffic on Dove that everyone is concerned about. White Chapel is the main north -south access road, and it is big and bright on the map, and we all know it., We have zoned commercial all along that road to the south of you. You need to focus on White Chapel and get off of Dove. Save your money, save the impervious coverage, increase your open space, and be a good neighbor to us. Negotiate with the City, they can give some right -of -way in front of their new substation there and help open that area up. I would say that the Moore's have been good neighbors and if this thing goes through, I hope that this has more character to it. I think that development is coming; I have a police station going in across the street, If development is going to come, have some character„ If it has character, I will support it. If it looks like Triple C, I will rally the troops and we will fight this_ What you have up there is terrible, The reason that I didn't move to Colleyville is that I didn't like the big homes on the straight streets, and I don't think that it is attractive.