Item 6H/I (2) lS� 1
Lori Payne
From: Ken Baker
Sent: Monday, December 01, 2014 5:27 PM
To: Shana Yelverton; Lori Payne
Subject: Fwd: Cencor project at 114 /Dove in Southlake
Attachments: SP -11 MarketingPlan_112614.pdf; SP -13 Marketing Plan_112614.pdf; City Council
powerpoint presentation slide.pdf
Forwarded message
From: David Palmer <dpalmer @cencorrealty.com>
Date: Mon, Dec 1, 2014 at 5:07 PM
Subject: RE: Cencor project at 114 /Dove in Southlake
To: "Kraus, Greg" <Greg.Kraus @invesco.com>
Cc: Herb Weitzman <hdw @weitzmangroup.com >, "gary.huddleston @kroger.com"
<gary.huddleston @kroger.com >, "mayor @ci.southlake.tx.us" < mayor @ci.southlake.tx.us >,
"placel @ci.southlake.tx.us" <placel @ci.southlake.tx.us >, "place2 @ci.southlake.tx.us"
<place2@ci.southlake.tx.us >, "place3@ci.southlake.tx.us" <place3 @ci.southlake.tx.us >,
"place4 @ci.southlake.tx.us" <place4 @ci.southlake.tx.us >, "place5@ci.southlake.tx.us"
<place5 @ci.southlake.tx.us >, "place6 @ci.southlake.tx.us" <place6 @ci.southlake.tx.us >,
"bill.breetz @kroger.com" <bill.breetz @kroger.com >, "nate.collins @kroger.com" <nate.collins @kroger.com >,
Ken Baker <kbaker @ci.southlake.tx.us >, "Dahlstrom, Bill" <wdahlstromAw.com >, Tim Brittan
<infinityo g @msn. com>
Greg, thank you for the email. Herb and I, along with the Kroger team, respect your views, and those of your
neighbors, concerning our development plans for Southlake Town & Country. The property which is the subject
of our site plan application has vested property rights, as you are aware. We do not agree with your assessment
that we are "minimally conforming "' to the City "s development standards and ordinances. The plan before
Council tomorrow evening (SP -11), requests throat variances for three driveways. We will also present
tomorrow a site plan (SP -13) which does not require any variances. Attached also is a slide from our
presentation tomorrow which compares the two plans side -by -side.
We'll look forward to continuing discussions with you and your neighbors as we develop both sides of
Kirkwood Boulevard....dcp
David C. Palmer
Executive Vice President
Cencor Realty Services
214- 720 -6600
dpalmer@cencorrealty.com
1
From: Kraus, Greg [mailto:Greg.Kraus@ invesco.com]
Sent: Wednesday, November 26, 2014 10:40 AM
To: Herb Weitzman
Cc: David Palmer; garv.huddleston(akroger.com; mayor @ci.southlake.tx.us; placel @ci.southlake.tx.us;
place2Caci.southlake.tx.us; place3 @ci.southlake.tx.us; place4 @ci.southlake.tx.us; place5 @ci.southlake.tx.us;
place6 @ci.southlake.tx.us; bill. breetz(akroger.com
Subject: RE: Cencor project at 114 /Dove in Southlake
Herb,
Thank you for your response to my original e -mail.
I recognize an e -mail debate will accomplish little other than to highlight issues relative to Cencor /Kroger's
proposed development at 1 14 /Dove. I believe it is also worthwhile to hopefully better educate you, your
subordinate working on this development and your partner at Kroger as to what is so objectionable with this
proposed development. Perhaps this will help explain why you are seeing the resistance from those that will he
neighbors with your proposed Krogennart (pardon my cynical characterization) development concept.
1 and others in my community clearly understand that Cencor /Kroger is approaching this development from a
legalistic approach. Minimally conforming to the by right zoning for this site may ultimately carry the day but
that does not mean it is the correct development and use for this site. This is unfortunate as Southlake has taken
great pains to create one of the most well thought out communities in America and this project will in no way
reflect that thoughtful approach to correctly building out the remainder of our community.
For those of us living on the western and, most scenic fringe of Southlake, we will have to live with this poorly
thought out project long after Cencor has moved on. Your subordinate's approach at town meetings to
arrogantly and smugly fall hack on the legalistic rights to construct (to minimum standards) an inappropriate use
does nothing to create good will and a working spirit Nvith the surrounding community. We are being offered
nothing we don't already have other than increased traffic /pollution. an inappropriate. high intensity use and
destruction of irreplaceable native habitat.
You and I both know that Kroger is simply developing a \k almart like super store to serve non - residents living
to the west of Southlake. The likel\ result will he struggling occupancy of the outparcels, poor long term
2
performance of the center itself; outside of Kroger and a negative impact to other retail within Southlake's
borders. As a sophisticated real estate investor, I would not give this center a second look from an investment
standpoint once it is completed as it's long term viability is very speculative.
Comparing this project to Shops of Southlake is an apples to oranges comparison. The "opposition" you faced
on that project was more of an educated populace wanting to make sure that a thoughtful, well designed project
was the final output. It is unlikely the final product would be enjoying its success without the healthy push -pull
dialogue that mandated a hest in class quality standard. It is also clearly in the center of Southlake's
commercial district and conveniently serves the community it is located in.
The differences between Shops and your proposed Krogermart are obvious. First, the essentially free standing
Kroger, that is attempting to mimic a Walmart in scale and aesthetics, is clearly being developed with one target
shopper in mind.....the going home commuter living in one of the many communities to the west of
Southlake. This causes a huge traffic increase on Southlake infrastructure as non - residents exit the freeway at
what is becoming an extremely congested intersection during rush hour traffic. The premise of this center's
location and Kroger's target is to sacrifice the local Southlake consumer that is currently served by its existing
Southlake location in order to lure non - resident commuters onto our streets and infrastructure.
This project is out of scale with sensibility, will exacerbate growing traffic congestion and accompanying
pollution, destroy an irreplaceable grove of native post oak trees and, as communicated by your subordinate at
the most recent planning and zoning meeting, only adhere to the minimum required development standards,
yielding a poor long term value proposition. Your subordinate's arrogant and smug disregard for the neighbors
you, he and Kroger intend to harm is truly offensive. At least offer the hint of a collaborative approach even if
it is disingenuous.
In summary, I recognize that Cencor and Kroger will hang their hat on minimally complying with an antiquated
zoning designation for this site. If you collectively had other's interests at heart you would be (i) transparent
and honest with the community about your motives and target customer, (ii) find a much more compatible
development plan that is more appropriate for this site and (iii) show at least a hint of empathy for the neighbors
you are harming and try to work productively with them by demonstrating a willingness to compromise and
create a more sensitive and appropriate project that has a better chance of standing the test of time, as your
Shops at Southlake has.
Respectfully,
Greg
3
Greg Kraus
IrRescu Real Estate
greg.kraus@,invesco.com
From: Herb Weitzman [mailto:hdw @weitzmangroup.com]
Sent: Friday, November 21, 2014 4:02 PM
To: Kraus, Greg
Cc: David Palmer; ciary.huddleston @kroger.com
Subject: RE: Cencor project at 114 /Dove in Southlake
Greg,
Thank you for the email and for the compliment about our Shops of Southlake center. Please excuse my
tardiness in responding, I have been out of town. I understand your concerns, and both Cencor and Kroger
recognize our responsibility to build and create a lasting, well developed and attractive center that will serve
Southlake for many years to come. As you may recall, the Shops of Southlake had its fair share of controversy
when we proposed the development. We worked with the City and others and. as you have pointed out, it is
successful today. Cencor and Kroger share the same commitment to develop Town & Country to be a fabric of
the community.
Herb
From: Kraus, Greg [ mailto :Greg.KrausCainvesco.com]
Sent: Friday, November 07, 2014 3:24 PM
To: Herb Weitzman
Subject: Cencor project at 114 /Dove in Southlake
Dear Herb,
4
It saddens me to see the intent of Cencor to foist the Kroger Town and Country retail center upon my
community and neighborhood when it serves little to no positive purpose to the neighborhood of which I am a
part. It has always been my belief that there should be a balance between the desire to make money and the
legacy we leave behind by creating positive projects that will benefit a community for years to come.
Your well done Central Market center is representative of an appropriately located and sized project that has
been a tremendous benefit to the community and, I suspect, wonderful economic success for you and your
investors. This proposed Kroger center will simply create acres of concrete, a super -sized duplicative Kroger
that benefits communities to the west rather than the residents that surround it. We will simply be the ones
impacted by significant increases in traffic and pollution while being offered absolutely nothing that is not
already in our community.
I realize I am a single voice but do know I represent the views of my neighbors and this center's future
neighbors. As I said, it saddens me to see someone who has done so much positive tarnish his legacy and
personal reputation by forcing a project that is not wanted upon the community it will be located in. While
technically you will likely be able to construct this center after a protracted city /legal process, it is due to
antiquated land use planning and zoning that does not reflect the current needs, desires and best interests of the
community of Southlake. Therefore, a responsible party would be sensitive to these facts and reconsider this
inappropriate use.
I hope you will ponder what I have to say and reconsider this inappropriate use for this intersection and the
community of Southlake.
Respectfully,
Greg Kraus
Greg Kraus
Invesco Real Estate
2001 Ross Avenue
34 Floor
Dallas, Texas 75201
Work: 972 - 715 -5837
5
Fax: 972- 715 -5814
Mobile: 214 -417 -8145
E -Mail: greg.kraus@invesco.com
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The Weitzman Group is the brokerage division of Weitzman Management Corporation, a regional realty
corporation that also does business through its management and development division, Cencor Realty Services.
Cencor Realty Services is the management and development division of Weitzman Management Corporation, a
regional realty corporation that also does business through its brokerage division, The Weitzman Group.
Kenneth M. Baker, AICP
Senior Director of Planning and Development Services
City of Southlake
1400 Main Street - Suite 310
Southlake, TX 76092
817 -748 -8067
6
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