Lake Highlands: Projects + Construction | V3.0

[LH_Newbie]

Thread continued from V2.0 which is located here: http://forum.dallasmetropolis.com/showthread.php?t=6122

__________________________________


I'll go ahead and type up what was handed to me (and just as a pet peeve of mine, I'm including the typos and obnoxious use of bolds, underlines and asterisks):


WE NEED YOUR HELP
REZONING AT SHOREVIEW & FERNDALE


A zoning change, which was approved by the City Planning Commission on January 17th is going before the City Council on Wednesday, March 26th. at 1:30pm in City Council Chamber, 6th Floor. The rezoning is for the northwest corner of Shoreview and Ferndale. (Zoning Case Z067-322RB).

*****The change is requested by American Brownfields Corporation (ABC) from retail to a MU-2, Mixed use District. This includes structure heights of 42 and 60 feed within the northern and northeast portion of the site and 95 feet at the west end. ABC has asked for a seven story (95 feet) mid-rise... Apartments or Multi Family. There are no provisions for a minimum or maximum number of structures. The development will be retail and multifamily. The current plans include a mid-rise apartment building and townhomes totaling 160 units with possible retail at the ground floor and a restaurant was mentioned for the top floor. This is 40 multifamily units per acre, far too dense plus the retail.

*****ABC's proposal was ONLY reviewed by a "hand-picked focus group" of approsimately ten couples in Lake Highlands who appear to be promoting the development rather than presenting information. Five of the "focus grou" spoke in favor of the rezoning to the Plan Commission, said that Lake Highlands was for the rezoning.

(my comments here... ok, I've had enough of the formatting, I'm going to plain text type it from here on, you get the feeling of the paperwork - brutal to read and look at)

- ABC's proposed multistory development does not support the urban design element outlined in forward Dallas plan. "The scale of the proposed development is not consistent with the existing development in that it will permit increase in structure height. Additionally, neither additional pedestrian amenities nor an increase in landscape areas to buffer the increase in structure height have been proposed." (Staff comments - Comprehensive Plan section)

- ABC offers a "cafeteria-line" of land use choices in this ordinance. The range of fifty (50) choices "on the line" include an ambulance surgical center, child care facility, a funeral home to an alcoholic beverage establishment.

- The two building developments, 2306 Motor Street and 3200 Ross Avenue, used in ABC's power point presentation were not built by Stuart Jones. In the case of both properties, the contaminated land was cleaned by ABC, a change of zoning was granted, and each property was then sold by ABC to a construction developer.

The paper then goes into the process of signing up to speak at the council meeting on March 26th.

While I can appreciate local residents wanting to have representation and being a community activist, I also think it's very important to have professionally presented materials. If you're going up against a polished developer, you better have a degree of polish yourself. Is it bad that I am so distracted by the quality of the handouts? Maybe later today I will take a drive over to this area to get a feel for what is being proposed.

The rezoning process seems interesting. I hear people all the time complaining that developers have too many choices when they get retail type zoning - they can put in a child care place or a restaurant or a bar or blah, blah... that's the nature of retail. If you want retail in your area, that's a risk you take on. The zoning can't restrict down to the type of store. I think sometimes people focus on the wrong thing.

I get the feeling these folks have two major issues:

- 95'
- Multifamily

Everyone wants retail and single family... but we don't live in the exurbs, nor do we live in the Park Cities. I really wish we had the ability to somehow zone a multifamily property as "for sale" only as opposed to rental. Do we have any lawyers on here that could explain why this is not possible? Couldn't the property be deed restricted for "owner occupied residential"? I'm not sure what that would do to resale value, as this means individual property owners wouldn't have the option of renting their place out if they had to relocate... but it'd certainly be interesting to explore.

Brian

[galore]

There is a mid-rise office building around the same height that is near the old Northwest Terrace location. There is also another mid-rise style building across Northwest Hwy near the Fire Station. Not sure the exact number of stories.

And all of those look abandoned. Not exactly a positive example.

[Elise]

this is all so messy... I can't blame them for trying to get single family and control the "density" - it would be nice and ideal to have a suburb feel in the city again. I hear that's what LH used to be.

[Elise]

from advocate website... very short , am interested to read more... this has been up in the air for a couple of years... just goes to show it can be done.

How a condo tower turned into single-family homes

I make no value judgements about this, so read into it what you will. Lat week, the city plan commission approved a plan to build 41 single-family homes near White Rock Lake, on the site of the infamous Emerald Isle 25-story proposal.

Developer Broomfield JV is expected to sell the land and someone else will build the homes.

[jelf]

I guess once the LHTC and other developments go up on Skillman, that Skillman/Church parcel will seem a little more desirable. As it is, I wonder how many single family buyers would be interested in being that close to skillman.

[xdavidwattsx]

As to why we need them, we need them to increase the property tax revenue and the market share for retail shopping. Our property taxes are very high relative to other cities in our nation. My hope is that the increased tax revenue will both help the city provide better services and reduce the tax burden I carry as a homeowner.

Our property taxes will always be high compared to other states as long as Texas is income tax averse. More density isn't going to really change that.

[xdavidwattsx]

Playing devil's advocate, with more density you need more retail to support it, and if you want to reduce overall driving that retail needs to be distributed within the community...

Agreed, but I haven't seen more density to justify another big box when you have TWO Target stores within a mile or two from that location. A Wal Mart is the last thing we needed.

[galore]

from advocate website... very short , am interested to read more... this has been up in the air for a couple of years... just goes to show it can be done.

How a condo tower turned into single-family homes

I make no value judgements about this, so read into it what you will. Lat week, the city plan commission approved a plan to build 41 single-family homes near White Rock Lake, on the site of the infamous Emerald Isle 25-story proposal.

Developer Broomfield JV is expected to sell the land and someone else will build the homes.

Fourty One single family homes on a 2 acre parcel?!

That's about 2000sf of land per home (and that doesn't account for streets to get to the homes). This gives zero-lot-line a whole new meaning. If you look at a satellite picture of the parcel and surroundings, this parcel barely fits 3 homes on lots like on Barrymote next to it....... 41 ?????? LOL!

[LakeRidge]

Our property taxes will always be high compared to other states as long as Texas is income tax averse. More density isn't going to really change that.

I understand that generally property taxes in states without a State Income Tax will be higher. I should have compared Dallas with other cities in our state rather than our nation. Apples vs Apples, right.

Wouldn't an increase in tax revenue driven by an increase in density provide the city with more money? I wouldn't think the added density would increase our cities expenses at the same rate it would increase revenue. I suspect revenue would grow faster than expenses. The result would be an increase in net income.

I am under the impression that Dallas has higher property taxes than many of our surrounding suburban cities. If that is incorrect please let me know.

[xdavidwattsx]

I understand that generally property taxes in states without a State Income Tax will be higher. I should have compared Dallas with other cities in our state rather than our nation. Apples vs Apples, right.

Wouldn't an increase in tax revenue driven by an increase in density provide the city with more money? I wouldn't think the added density would increase our cities expenses at the same rate it would increase revenue. I suspect revenue would grow faster than expenses. The result would be an increase in net income.

I am under the impression that Dallas has higher property taxes than many of our surrounding suburban cities. If that is incorrect please let me know.

I don't know the rates vs surrounding cities but even increased revenue due to increased density will still just be offsetting current budget shortfalls. We know that Parks and Rec is really tight on money, that jails have had all sorts of financial problems, DART is looking at a billion dollar shortfall, the Trinity River beast will go over budget and that convention center hotel will take funds. I don't see how the city will ever be sitting in a huge surplus without a plan to spend it.

Combine that with the dependency on property taxes for some of the lowest ranked schools in the country and no income tax and you have a recipe that won't produce legitimate property tax decreases.

The property tax cuts we got the last couple of years was due to political posturing in an anti-tax state and botched school finance reform legislation.

[LH_Newbie]

I don't know the rates vs surrounding cities but even increased revenue due to increased density will still just be offsetting current budget shortfalls. We know that Parks and Rec is really tight on money, that jails have had all sorts of financial problems, DART is looking at a billion dollar shortfall, the Trinity River beast will go over budget and that convention center hotel will take funds. I don't see how the city will ever be sitting in a huge surplus without a plan to spend it.
Reminds me of a guy I work with, his favorite statement is, "expenses always rise to meet income."

Dallas has had a rather long time of decreased revenues and has built up a lot of deferred maintenance, so it is most likely that we will simply see more road repairs and increases in parks and rec budget before anyone sees a decrease in taxes. Heck, there are several PIDs throughout the city either on the books or in the works, which essentially equates to additional taxes. Yup, I highly doubt we'll see a decreased tax base anytime soon.

Something to note about some suburbs with "lower tax rates". Their infrastructure is aging. As these need repairs and replacements, taxes in those locations will increase also. Dallas has been around long enough that all the facilities within the city are at different points in their life cycle. To me, this means Dallas should be able to maintain a flat tax rate for quite some time - vs- cities that don't have any systems yet reaching their end-of-life. That playground will level as time moves on.

[xdavidwattsx]

We also have to be cognizant of the fact that Dallas hasn't experienced the home value increases that other states and even Austin have over the last 5-10 years. It's been very modest.

[buddhaismissing]

What's up with the antidevelopment people on Shoreview and Ferndale. Is it the multifamily/condo or the seven stories of height? They use MF as the reason but I don't think they would be any happier with a seven story office building. And we already know retail does not work there. What gets me is that when you find one of them and confront them with okay “smart one” what should go there instead... and their eyes glaze over and they stand there silently. They are drinking the Kool-Aid being provided by Pilly (Peg & Billy) behind the scenes but they haven’t done anything to research the site and what might work there. They are quick the spew the propaganda they have been sold but aren’t smart enough to back it up once you start picking apart their arguments. I find it funny that so many people like Peg, Billy, and Jane don’t really live in the area in question, but they are the same lot that thinks nobody but the people immediately effected by Church and Skillman should have any say in what goes on there. They want across Lake Highlands involvement when it suits their need. Here they need it to keep out height. Maybe I should get involved in Church and Skillman.

Please note I am talking about the people scotch taping that poorly written letter up all over homes in the area.

[KBilly]

........................
Please note I am talking about the people scotch taping that poorly written letter up all over homes in the area.
What on earth are you referring to?

[buddhaismissing]

See re-typed letter on 3-14-2008 from LH Newbie posted above. That letter is being taped all over homes east of Audelia and south of Walnut Hill.

[LakeRidge]

What's up with the antidevelopment people on Shoreview and Ferndale. Is it the multifamily/condo or the seven stories of height? They use MF as the reason but I don't think they would be any happier with a seven story office building. And we already know retail does not work there. What gets me is that when you find one of them and confront them with okay “smart one” what should go there instead... and their eyes glaze over and they stand there silently. They are drinking the Kool-Aid being provided by Pilly (Peg & Billy) behind the scenes but they haven’t done anything to research the site and what might work there. They are quick the spew the propaganda they have been sold but aren’t smart enough to back it up once you start picking apart their arguments. I find it funny that so many people like Peg, Billy, and Jane don’t really live in the area in question, but they are the same lot that thinks nobody but the people immediately effected by Church and Skillman should have any say in what goes on there. They want across Lake Highlands involvement when it suits their need. Here they need it to keep out height. Maybe I should get involved in Church and Skillman.

Please note I am talking about the people scotch taping that poorly written letter up all over homes in the area.

I have heard from many people supporting the rezoning that retail 'does not work there'. I find that hard to believe. I agree that the current retail tenants are not generating huge amount of revenue, but I question the theory that no retail business would ever work at this location. Anyone remember Penny Whistle Park? I think that sort of retail would work. Maybe a gymboree franchise could work also. A destination type business, not one that needs visibility from Northwest Hwy. From what I have seen it seems people like to frequent businesses that look nice and are housed in a newer structure. This does not make sense to me, but it seems to be a popular consensus. I do agree that the current structure has not been able to successfully attract high revenue occupants. With the proposed rezoning there is no reason a retail business could not be built on the site. I personally would not like to see one.

Most of the residents in my neighborhood (Lake Ridge Estates south bounded by Ferndale, Northwest Hwy, Audelia, and McCree ) support the rezoning effort from what I can tell. The main opposition came from people with homes on Shoreview Road concerned with increased traffic and those concerned about the possibility of for rent apartments. One can only speculate about the motives of others. I know hanging flyers door to door is time consuming and I commend them for putting forth the effort to make sure their side is heard.

As far as apartments go, once the property has been rezoned a specific development proposal will be submitted to the city planning committee before development can take place. At this point the public will be able to voice support or opposition to the specific development proposal. I'm not sure if the planning committee will be willing to deny a development proposal within the bounds of current zoning, but my understanding is that the plan would have to go before the committee in a public meeting and residents could voice opposition.

Finally, I think the property will be flipped once the zoning has been changed. I don't think ABC will develop the property, but I don't see what difference that makes. The lifting of zoning restrictions will provide greater flexibility to any developer, which will make it easier to develop a product the community supports without sacrificing profitability.

I'm going to be at the City Council Meeting on March 26 to voice my support of the rezoning effort. My only concern is that the people who support the project will not show up at the city council meeting to voice support and we will be subject to the vocal minority (the opposition).

PS - If I hear another developer talk about a vision they have for Lake Highlands or use the term 'gateway into Lake Highlands' I am going to scream.

[LakeRidge]

What on earth are you referring to?

I think I still have a hard copy.
If you want to send me your fax number I can fax it to you tomorrow.

I take it you are not the Billy buddhaismissing is referring to?

[buddhaismissing]

Sorry KBilly, I was referring to another Billy or Bill altoghether...

I agree ABC will likely flip. I don't think 160 condo units would add any more traffic to Shoreview then ANY viable retail use would. Office would have the least amount of traffic but the current zoning proposal is for only 60,000 SF of commercial use. What's there now is a Euro Mart (moving to Walnut Hill & Plano), Crop Shop, A.A. meeting place and Fellowship Church. That site has looked the same since I was attending skate parties next door in the early 80's. If that was a good retail location the better location across the street with NW frontage would be doing better then they are currently (Albertsons center)

Someone earlier suggested a church but I don't think Fellowship can afford it and some churches in the area have sold recently. I think every major religion is covered with a location in LH currently but I could be leaving one out.

[lholdie]

Thanks Bhuddamissing for your on target observation of those "drinking the Kool-Aid" and opposing the Shoreview/Ferndale redevelopment. Those responsible ( to be sure, "Pilly") for the inaccurate posts taped to most of our front doors are a small group of fear-filled interlopers who DO NOT live in the neighborhoods who stand to be most affected by the redevelopment.The naysaysers have a long history of being against everything: The Freshman Center, The Town Center, the LHHS Press Box etc. The majority of LRE, and the "L" streets support the vision of what that corner COULD be. Shame on them for attempting to pray on the fears of our senior neighbors with their multifamily rhetoric. Fortunately, the majority of our wise elders sought to educate themselves by attending neighborhood meetings and asking great questions. Unfortunately, the majority of those seeking constructive change and redevelopment in LH are busy raising families, giving back to the community, trying to make a positive contribution for the betterment of our community as a whole. I whole heartedly support that everyone is entitled to their opinion, but please, could you at least make it an honest and educated one?

[tamtagon]

What's up with the antidevelopment people on Shoreview and Ferndale. Is it the multifamily/condo or the seven stories of height?

I suspect it's worry that anything other than upwardly middle class(+) single family homes have too much potential to fall into a state of crappiness like what happened with the stuff that's being torn down. Understandable....

Personally, I think all the LHTC should have at least doubled up on the residential density.

[PuddinHead]

I suspect it's worry that anything other than upwardly middle class(+) single family homes have too much potential to fall into a state of crappiness like what happened with the stuff that's being torn down. Understandable....

Personally, I think all the LHTC should have at least doubled up on the residential density.

A seven story multi family building is out of place in this area. This is not Uptown. There is no urban environment here for the yuppie crowd. Besides what is the draw for families to move into a building like this when there are so many houses available in the area? I could see a market for a building like this for a senior type community but residential for families; No.

Keep the area retail or make it available for a community driven facility like a YMCA.

[LakeRidge]

A seven story multi family building is out of place in this area. This is not Uptown. There is no urban environment here for the yuppie crowd. Besides what is the draw for families to move into a building like this when there are so many houses available in the area? I could see a market for a building like this for a senior type community but residential for families; No.

Keep the area retail or make it available for a community driven facility like a YMCA.
The proposed zoning of MU-2 would allow a 'community driven facility like a YMCA' while the current zoning of community retail would not.

[KBilly]

I think I still have a hard copy.
If you want to send me your fax number I can fax it to you tomorrow.

I take it you are not the Billy buddhaismissing is referring to?
Thanks, LR. I referred back to the transcribed letter in the earlier post. I get what it's about, now.

(correct -- I can spel and I minerred in english in collage)

[buddhaismissing]

If seven stories of MF at Shoreview and Ferndale is unwanted how about seven stories of medical office. I am sure you could pull some of the medical office tenants from other older buildings located next door and on NW Hwy (by NW Terrace) to a new modern medical office building.

[LHLH]

Pilly!! That is funny!!

I wonder when Uptown was all 1 & 2 stories if they said, we don't want mid-rises, we are not Downtown. My point is things change. Embrace it.

[cowboyeagle05]

A seven story multi family building is out of place in this area. This is not Uptown. There is no urban environment here for the yuppie crowd. Besides what is the draw for families to move into a building like this when there are so many houses available in the area? I could see a market for a building like this for a senior type community but residential for families; No.

Keep the area retail or make it available for a community driven facility like a YMCA.

Not to add to any pile here but, you are in an Urban environment. Urban is not defined by 30, 7 or 1 stories in a building. Garland is an urban city now, it wasn't when it was all open fields but is now a urban city and is going through similar pains as LH which is a urban area as well. To answer that the question of a family being attracted to a multistory building when houses are nearby can be answered by the suggestion that not every family wants to mow a yard every weekend. There are cons and benifits to both styles of housing a family and I would hope you would agree that a family that chooses to live in a building that allows a different style of living is allowed to exist in such an urban area. There maybe lots of single family homes in the neighborhood but to say only the same should go there would mean all areas would never transition to a more evolved development pattern when will the transition be made to. I have not read all the information of this particular project but only addressed your questions of the style of the discussed development. The lack of family urban housing is due to alot of factors including the past lack of single person urban housing in DFW. The urban yuppie does grow up and marry eventually and will possibly want something more than two car garage. Eventually those urban pioneers if we shall call them settle down into families and not everyone wants to settle down into a one story home. The market as it matures in DFW will produce many more projects like this one for families as suggested living in Uptown want quieter family friendly areas to live in. Lake Highlands seems to be attracting a market for Urban families rather than the Uptown yuppies as you call them.

[galore]

To answer that the question of a family being attracted to a multistory building when houses are nearby can be answered by the suggestion that not every family wants to mow a yard every weekend. There are cons and benifits to both styles of housing a family and I would hope you would agree that a family that chooses to live in a building that allows a different style of living is allowed to exist in such an urban area.

However, as you can read in the Victory thread, tenant-owned multi-family units apparently can't be built in Dallas for a competitive price.
If multi-family either means "luxury" costing $500k for a 1000sf studio + $500/month HOA fees or Section 8 you have a problem.
Lake Highlands can't support the luxury segment, because who in their right mind would buy a super expensive condo, if there are single family homes with twice the size for half the money next doors.

So chances are it will be cheaply built and marketed to the low end and therefore people are concerned that a 7-story midrise will eventually become another Northwest Terrace style Section 8 crime ridden blight.

[LH_Newbie]

However, as you can read in the Victory thread, tenant-owned multi-family units apparently can't be built in Dallas for a competitive price.

Can't or hasn't? I find it hard to believe that a decent midrise can't house a $250K, 1000-sq ft condo.

[buddhaismissing]

I guess there is a silver lining for one group. If the armory goes homeless shelter/homeless assistance center you won’t have to worry about S. Jones or anyone else developing seven stories there....

Army reserve center: Still up for grabs
It was more than a year ago that I attended a public forum in the Lake Highlands Freshman Center auditorium, where a city employee gave a proposal for a Dallas Park and Recreation Department facility that would replace the soon-to-be-vacated Jules E. Muchert United States Army Reserve Center, sandwiched between the Northeast Police Substation and the East Lake Veterinary Hospital on Northwest Highway near Audelia. Neighbors were vocally and enthusiastically support of the plan.

What wasn't presented that night were the other proposals, mostly from various ministries and nonprofits wanting to retrofit the building into transitional housing for the homeless. I don't know if representatives from those groups were invited or not, but the only comments concerning those proposals came from neighbors, who expressed adamant opposition to any such project. Hundreds of signatures were later collected in a petition officially declaring such opposition.

I had assumed from the meeting that that was that — it was clear what Lake Highlanders wanted, and even more clear what they didn't want. I never heard another thing about it, but have since driven by the vacant center a number of times and wondered when the Park and Recreation folks would be moving in.

Imagine my surprise, then, to recently receive an e-mail from Congressman Jeb Hensarling's office with a letter attached, urging the federal Department of Housing and Urban Development (HUD) to reconsider its "preliminary adverse determination" of the city's proposal.

In other words, as of now, the Park and Recreation Department facility does not appear to be the top contender for the site.
http://backtalklakehighlands.typepad.com/back_talk/2008/03/army-reserve-ce.html#more

[buddhaismissing]

Check out this website and see what you can come up with for a cost to build seven stories at Shoreview and Ferndale. I came up with total cost of $17,761,8000. I think you could build an affordable condo unit at this site. I assumed 160 units at an average of 1800 SF and 60,000 SF of retail. In any event its too expensive for rental housing but not too expensive for owner occupied housing.

http://costest.construction.com/cest/Level1/finish.asp
(there is another construction estimating product called Marshall Swift which is more widely used in the industry but I don't have that software and its not cheap.)
--------------------------------------------------------------------------------

Project Information Shoreview
Shoreview & Ferndale
Dallas TX 75238

348,000 Total Square Feet
7 Floors

Assumptions:
Building Shape: 2 - Rectangular, or slightly irregular
Construction Quality: Average (2)
Average Story Height: based on Occupancy
Heating & Cooling: based On Occupancy
No Sprinklers
No Elevators
Exterior wall based on construction type
Slab on Grade
No basement
Interior Finishes and Plumbing & Electrical
Based on Occupancy

Section 1 Information
Apartment
288,000 Total Square Feet (82.76% of total)
Reinforced concrete frame

Section 2 Information
Retail Store
60,000 Total Square Feet (17.24% of total)
Reinforced concrete frame

Total Cost
$17,761,800.00
Square Foot Cost
$51.04 per Square Foot
Click here to view cost assumptions.

[LH_Newbie]

If your assumptions are correct (seems awefully low at $50-ish/sq ft - does this include a parking structure at all?), one should be able to profitably build 1800 sq ft condos in a 7-story configuration with ground level retail at $200K per unit. With that size and price, I certainly think families would put some serious thought into living in a condo. 80% mortgage @ 6% + $250/mo HOA fees + $4500/year taxes + $1000/year insurance = $1667/month (excluding the tax benefits when compared to rental living... which would lower the "after tax monthly payment" to the $1500/month range)... and no grass to mow! I personally would have considered that option, and quite possibly, wouldn't be in a single family home... especially now that prices are creeping up in LH.

Brian

[buddhaismissing]

If your assumptions are correct (seems awefully low at $50-ish/sq ft - does this include a parking structure at all?), one should be able to profitably build 1800 sq ft condos in a 7-story configuration with ground level retail at $200K per unit. With that size and price, I certainly think families would put some serious thought into living in a condo. 80% mortgage @ 6% + $250/mo HOA fees + $4500/year taxes + $1000/year insurance = $1667/month (excluding the tax benefits when compared to rental living... which would lower the "after tax monthly payment" to the $1500/month range)... and no grass to mow! I personally would have considered that option, and quite possibly, wouldn't be in a single family home... especially now that prices are creeping up in LH.

Brian

my estimate is low. if there is an MAI that reads/posts here I hope they can run the numbers. Mine doesn't included an elevator or two or three (expensive). And you have to factor in land costs and demolition costs. With no kids and no pets I would definately go condo and plan to one day.

[Random Traffic Guy]

160 units x 1.5 parking spaces per unit x $15,000 per space structured parking = $3,600,000

This does not include the 240-300 spaces you would need for 60,000 SF retail (4-5 per ksf), more if any of that was restaurant (10 per ksf).

[LH_Newbie]

160 units x 1.5 parking spaces per unit x $15,000 per space structured parking = $3,600,000

This does not include the 240-300 spaces you would need for 60,000 SF retail (4-5 per ksf), more if any of that was restaurant (10 per ksf).

Yes, I was thinking those estimates were low... $50/sq ft just in construction costs for the living spaces... sounds more like it. Either way, it seems like Dallas either has "luxury apartments", "luxury condos", run down stuff that is threatened to be demolished or single family homes. I still believe there is a gap. No one is building stuff that a starting family would like to buy that isn't single family, and I personally believe Lake Highlands is uniquely positioned within the city to take advantage of such building. I personally think there are two footprints that aren't being fulfilled:

- Newly married couples that want to own - probably 900-1200 sq ft. 2br, 1.5ba with a good chunk of space in the common areas for entertaining. Condos or townhomes - or for that matter, mixed in one complex, where the first floor has a small back yard and upper floors have balconies. If we could hit prices around $175-200 per sq ft, I think we'd anchor this type of person. Average price would be $200K. Certainly this size/price would easily attract the young professional looking to establish a "home" instead of just a place to sleep... which IMO is exactly what we want in Lake Highlands.

- New families - a little larger place, 1400-1800 sq ft. 3br, 2ba. This gives people all the space they "need", providing a master bedroom and two others. The larger units could easily have a small dedicated office space or an open play area. Average price of $290K.

Am I missing something? Hehe, am I smoking something? Is there anything in this range in LH already? I realize that "L" street homes cost $200K for 1200-1300 sq ft, so we are talking a little bit more for the same living space without a yard, but talking to my wife when she was wanting to buy a home, she didn't WANT a yard and all the maintenance.

I have talked to several people that grew up in Lake Highlands, then moved to other areas of the metroplex and now that they have more established careers they have moved back to LH (couldn't afford it in those "middle" stages). I think Lake Highlands should aim to maintain those people that WANT to live here but fall between an apartment and a single family home.

Brian

[lholdie]

SHOREVIEW FERNDALE REZONING F-A-C-T-S

In order to keep you well informed, we, (the leadership of the neighborhoods contiguous to the redevelopment) feel it is vital you be presented with all the F-A-C-T-S on the Shoreview/Ferndale property, rezoning proposal, and conceptual development plan for the property. Unfortunately, misinformation was recently distributed.

It should be noted that many of the people who are distributing this misinformation are not residents of the L-Streets or Lake Ridge Estates.

Our goal is to inform you of the facts and clarify the full picture of this rezoning request.

----------------------------------------------------------------------------------------------------------------------


MISINFORMATION:
“The change is requested by American Brownfields Corporation (ABC) from retail to a MU-2, Mixed use District. This includes heights of 43 and 60 feet within the northern and northeast portion of the site and 95 feet at the western end.”

F-A-C-T-S:
A rezoning request has been made to an MU-2 District, however the developer is also seeking a planned development (PD) district. A planned development (PD) restricts the property in the type of uses, allowable heights, and density on the property. A Plan Development District is the vehicle used for several noteworthy developments such as North Park Plaza, Lake Highlands Town Center, Victory Plaza, Lake Highland High School, St. James Church….just to name a few.

Heights: All structures must comply with the Residential Proximity Slope (RPS). This is a 3:1 slope that protects single family property from having tall buildings tower over their homes. So, the 27th foot of a building height must be 81 feet from the single family property across Ferndale (27 x 3). A 95 foot building will have to be 285 feet away from these homes (95 x 3). All of the buildings proposed on this property will have to comply with this restriction. MU-2 would allow building heights starting at 135 feet and goes up to 180 feet. The PD, as proposed, will restrict the allowable heights to specific areas and restrict the overall height of any structure to 95 feet. Any structure must adhere to the Residential Proximity Slope.


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MISINFORMATION:
The current plans include a mid-rise apartment building and townhomes totaling 160 units with possible retail at the ground floor and restaurant was mentioned for the top floor. This is 40 multifamily units per acre, far too dense plus the retail.

F-A-C-T-S:
With regards to density, MU-2 starts at 50 units to the acre and goes up to 100. The developer is requesting 40 units to the acre. Any opinion on how much density is “far too dense”, is simply that….an opinion.

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MISINFORMATION:
ABC offers a “Cafeteria-line” of land use choices in this Ordinance. The range of fifty (50) choices “on the line” includes an ambulatory surgical center, child care facility, a funeral home to an alcoholic beverage establishment.

F-A-C-T-S:
PRESENTLY the property owner has the right to operate 75 different uses on the site. MU-2 would allow 83 uses. The developer’s request is for only 49 uses.

With respect to the alcoholic beverage establishment, as most people probably know, this property is in a DRY AREA. Should the city decide to make this a wet area, any business owner wishing to operate an alcoholic beverage establishment would have to get city council approval before it could operate. The City code indicates it must have an SUP in a mixed use district. That requires two public hearings, a notification in the mail for all property owners within the area, and a notice in the newspaper.

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MISINFORMATION:
“ABC’s proposed multistory multifamily development does not support the Urban Design element outlined in Forward Dallas Plan. “The scale of the proposed development is not consistent with the existing development in that it will permit increase in structure height. Additionally, neither additional pedestrian amenities nor an increase in landscape areas to buffer the increase in structure height have been proposed.” (Staff comments- Comprehensive Plan section)

F-A-C-T-S:
With respect to the Forward Dallas Plan, this request provides retail and residential opportunities that don’t exist in this part of Lake Highlands (or the City) It will encourage pedestrian use for retail (either on site or across the street), recreational (White Rock Lake trails and parks), and its availability to DART (bus stops and White Rock Station) are objectives that the City of Dallas wants development to provide. In F-A-C-T, the proposal calls for a closer setback along Shoreview to encourage patio seating for commercial options. This proposal will comply with all city regulations regarding landscaping.

Regarding the quoted Staff’s comments….THE STAFF RECOMMENDED APPROVAL OF THE PLAN.

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MISINFORMATION:
ABC’s proposal was ONLY reviewed by a “hand picked focus group” of approximately ten couples in Lake Highlands who appear to be promoting the development rather than presenting information. Five of the focus group spoke in favor of the rezoning to the Plan Commission, said that Lake Highlands was for the rezoning.


F-A-C-T-S:
The proposal was reviewed by a number of residents, most of which were the Board Members and Leadership of the contiguous neighborhoods to the Shoreview/Ferndale property including the L-Streets, Crime Watch 1077 and Lake Ridge Estates. This group met with the developer numerous times over a period of 3-4 months reaching compromises in a number of areas including height, density, number of uses and pedestrian access.

With regards to the above comments regarding this group “appears to be promoting” the development. WE ARE PROMOTING THE REZONING AND DEVELOPMENT BY PRESENTING THE F-A-C-T-S. This is an old, out-dated, ugly, MOSTLY VACANT AND FAILED, commercial retail property. It will remain as such if action is not taken. This is not a vacant lot or boarded up apartment complex. It’s a failed commercial property with what might be the most incredible view in all of Lake Highlands.


FINALLY:

We encourage you to study the Forward Dallas plan and reconcile the goals of this important plan against rezoning and development plans for Shoreview/Ferndale. This rezoning and proposed development is widely supported by the Forward Dallas! Plan. Itemized below are some of the sections of the Forward Dallas! Plan which support the rezoning and proposed redevelopment of this property.

Forward Dallas! Plan goals specifically supported by the proposed rezoning and development of the Shoreview/Ferndale property are (in bold and underlined) as follows:

Summary of Needs: Page 9
Land Use and Zoning:

Land use and zoning issues focus on improving the diversity of housing available to those seeking to make their home in the District 10 community and include: 1. Negative non-conforming uses should be addressed. 2. There is a lack of diversity in housing types, specifically affordable housing for first time homebuyers, ‘empty nesters’ and retirees. 3. There is a large percentage of land zoned and used for multifamily development 4. There should be a focus on encouraging development around existing and proposed DART light rail stations. 5. There are too few homes to absorb future growth. 6. The Hamilton Park neighborhood should be buffered from high rise development, specifically at the southeast corner of the ‘High-Five’ improvements adjacent to Hamilton Park.

Urban Design:

The envisioned future for District 10 focuses on the development of an identity through urban design elements including: 1. A “signature place” is needed in the heart of District 10. 2. There should be attention placed on urban design: defined gateways, streetscapes, and other improvements. 3. The area should be pedestrian friendly, not focusing only on automobile traffic. 4. Hamilton Park should be preserved and protected. District 10 Land Use Plan 9 Long Range Planning Division

Economic Development (p.10 & p.16)

p.10
The community economic development focus is on revitalizing existing strip centers that have seen decline in appearance and occupancy, and include: 1. There is a need for higher-end shopping. 2. There are too many vacant strip centers. 3. Repair and maintenance is needed for area retail centers. 4. Larger stores, ‘big box’ type stores are needed, but not within adjacency to residential areas. 5. Economic development efforts should take advantage of the economic diversity in the area.


p.16
Economic Development (p.16) Approximately 19 major shopping centers can be found within District 10. Of the 19, a field survey identifies six as being in good to excellent condition based on recent renovations, regular maintenance and repair, and lack of vacancies. Properties identified by this survey in fair to poor condition suffer from the effects of crime, vacancies, and a lack of maintenance.

Infrastructure (p.10 & p.16)

p.10
Infrastructure improvements focus on improving area intersections and pedestrian connections, including: 1. Traffic Flow along Forest Lane at US 75 is congested and difficult to maneuver. 2. Stabilization and enhancement is needed in area neighborhoods through street improvements, sidewalk improvements, and curb/gutter improvements. 3. The area needs improved maintenance for area parks and open space. 4. Pedestrian linkages between green space, parks, and open space are needed.

p.17
Infrastructure is an important component in the development and maintenance of a healthy community. District 10 is a healthy community with an extensive transportation system, a variety of public facilities, and a network of bicycle and pedestrian trails.

A Vision for District 10 (p.24-25)

Goal 1: Establish a Plan for District 10 Supporting the Vision for Northeast Dallas Communities
• Create a center for Lake Highlands/Northeast Dallas
• Create and maintain neighborhood identity through sensitive development and urban design

Goal 2: Support Development that Promotes the Community Vision
• Support land use and zoning compatible with the vision
• Encourage owner-occupied residential development for a diversity of incomes and lifestyle needs
• Direct higher density development to areas in proximity to DART light rail stations
• Encourage mixed use commercial development to reduce isolation of commercial uses from residential uses

Goal 3: Encourage Economic Investment
• Develop strategies that encourage reinvestment in deteriorating and vacant commercial areas.
• Encourage a diversity of retail options, specifically specialty and chain retailers

Goal 4: Improve Community Infrastructure
• Make Lake Highlands/Northeast Dallas pedestrian friendly • Manage traffic flows along community corridors
• Manage traffic flows along community corridors
• Support improvements and connections to open space

Additional comments made during visioning exercises identified the importance of gateways to the community. Gateways are distinctive urban design elements, usually markers and landscaping, that identify entry into the community. Areas ideal for gateways were identified as the following intersections: Greenville and Royal, Northwest Highway and Audelia, bridges across I-635 (LBJ), Walnut and Audelia, Abrams and Walnut Hill, and Miller and LBJ. (italics and bold added)

James Frye, LRE Homeowner
Steve Clary, LRE Homeowner
Robin Norcross, LRE Homeowner
Joe Hardin "L" Streets Homeowner
Ken Adams "L" Streets Homeowner
Tom Glasson "L" Streeets Homeowner
Chad Cadenhead LRENA Homeowner

[PuddinHead]

SHOREVIEW FERNDALE REZONING F-A-C-T-S
In order to keep you well informed, we, (the leadership of the neighborhoods contiguous to the redevelopment) feel it is vital you be presented with all the F-A-C-T-S on the Shoreview/Ferndale property, rezoning proposal, and conceptual development plan for the property. Unfortunately, misinformation was recently distributed.

It should be noted that many of the people who are distributing this misinformation are not residents of the L-Streets or Lake Ridge Estates. )

Anybody know what the opinion whether pro or con for this project from the Old Lake Highlands Neighborhood Association right across the street on NW Hwy is? From your post is does not seem like the area was requested for input.



MISINFORMATION:
“ABC’s proposed multistory multifamily development does not support the Urban Design element outlined in Forward Dallas Plan. “The scale of the proposed development is not consistent with the existing development in that it will permit increase in structure height. Additionally, neither additional pedestrian amenities nor an increase in landscape areas to buffer the increase in structure height have been proposed.” (Staff comments- Comprehensive Plan section)

F-A-C-T-S:
With respect to the Forward Dallas Plan, this request provides retail and residential opportunities that don’t exist in this part of Lake Highlands (or the City) It will encourage pedestrian use for retail (either on site or across the street), recreational (White Rock Lake trails and parks), and its availability to DART (bus stops and White Rock Station) are objectives that the City of Dallas wants development to provide. In F-A-C-T, the proposal calls for a closer setback along Shoreview to encourage patio seating for commercial options. This proposal will comply with all city regulations regarding landscaping.

How will ABC’s proposal make pedestrian access to the White Rock Station available? Walking from Ferndale to the station on Northwest Highway is dangerous.

[lholdie]

The neighborhoods directly contiguous to Shoreview/Ferndale were the one's whose leadership met with the developer.

The TXDOT renovation of Northwest Hwy. provides for hike and bike trails from Flag Pole Hill to DART. Dallas Parks plans to continue the trail to the Army Reserve when (postive thinking !) they reclaim the building giving bike/pedestrian access from Shoreview to DART.

[LHLH]

Is OLHNA a member of the LHAIA? Just curious.

[LHforward]

PuddinHead-

The NW Hwy project, which has recently been funded, will move the higway 16-18 feet South. This will allow for a hicking/biking trail to be created on the north side of the highway.

[Auburn]

PuddinHead-

The NW Hwy project, which has recently been funded, will move the higway 16-18 feet South. This will allow for a hicking/biking trail to be created on the north side of the highway.

^^ really? I thought the NW Hwy project was the one that would be delayed (excessively) due to lack of funding. It's very possible I misunderstood -- just looking for clarification.

.... so... why are they moving the hwy south? Strictly to make room for the hike/bike trail? I realize 16-18 feet isn't that far, but I don't see that it would be impossible to add the trail to the north of the existing hwy.

[LHforward]

TxDot is funding this project, and based on what I was told, RFP/Bids are on scehdule to go out this summer.

The reasons for moving the highway south include; 1) the availability of land, 2) park and rec requested it to be moved south in order to provide more parking for a possible addition or modification to their current location, 3) the hike and bike trail will run where the existing west bound lanes run. (these lanes are the big reason for the need to redo this stretch of NW Hwy- they were buiilt in 1931 and are in very bad shape...east bound lanes were added in the 1960's)

TXDOT will pay for the construction of the hike and bike trail and parks and rec will maintain it. From the looks of things, it will be a 1st class hike and bike trail.


The above was edited in order to add info.

[KBilly]

^^ really? I thought the NW Hwy project was the one that would be delayed (excessively) due to lack of funding. It's very possible I misunderstood -- just looking for clarification......................
You are entirely correct. This was well reported in The White Rocker and most other local news sources in January.
See first bullet point in this PDF: http://www.dallascityhall.com/committee_briefings/briefings0108/TEC_012808_TxDOTFunding.pdf

At the end of January, Michael Morris, Director of Transportation for the North Central Texas Council of Governments, proposed a "money swap" whereby TxDOT funds for other Dallas County projects would be borrowed to get some of the stalled projects going again. He proposed that the NW Hwy work (and the Margaret Hunt Hill Bridge work) could be letted by taking money from the $204 million targeted for Dallas County's share of future LBJ Freeway improvements.

Nothing new has been reported that I'm aware of. If it's changed, a lot of people in my 'hood would like to see the new funding/timeline details. As would this thread here. (http://forum.dallasmetropolis.com/showthread.php?t=2563)

[LHforward]

I guess we'll soon find out but I was told yesterday the NWhwy project is on and funded. Request for bids are on schedule to go out this morning.

[KBilly]

I guess we'll soon find out but I was told yesterday the NWhwy project is on and funded. Request for bids are on schedule to go out this morning.
I guess?

Details? Requests for bids are public.

[buddhaismissing]

Shoreview & Ferndale passes the City Council vote...

[jelf]

hopefully it will be a nice development

[LH_Newbie]

Shoreview & Ferndale passes the City Council vote...
Very interesting. How many people showed up for the two sides? Sure will be interesting to see what happens here. Definitely knocking on wood that the development turns out nice.

[LHforward]

KBilly- I mispoke earlier....RTC still has to approve the funds. Sorry about that. May is when they will determine funding if the NW Hwy project will move forward. Money has been earmarked for the project but not approved yet....again, keep your fingers crossed for the May decision.

I don't have any more details than that, but will gladly post when I do.

[buddhaismissing]

About 32 people showed up to voice their opposition to the rezoning with 6 speaking against it during the 15 minutes given. On the pro side there were only about 6 or 7 that spoke for it. I think there was a stack of letters and emails both for and against that was distributed to the council members. There was no one on the council that voted against for it.

A large number of the people that spoke against it were from across Audelia near the Skillman/Church area & next show down issue.

There was a provision I didn’t understand that hopefully someone can explain. The deal was approved by council at 5 stories max and 150 units. The developer can get the 7 stories and 160 units if/when they submit their actual concrete development plans to the CPC for approval.

[LH_Newbie]

It's my understanding that the public hearing is required to get approval based on the "conceptual plan". They have to come back for final approval when they have the "detailed plan". It sounds like they are only approving 5-stories of the plan based on the conceptual. Interesting. Maybe this is so council can save face and say they didn't allow 7-stories right off the bat. Who knows. It really sounds like council is basically wanting tax revenue - any way they can get it. This concerns me.

Brian