Lake Highlands: Town Center + All LH Development

[LakeHighlands]

How does one find out when the next town hall meeting is and where its at?

The meetings are usually every quarter. The next one should be in the summer. The new LHAIA leadership does a great job getting information out. Sign up for their email alerts and you should get an agenda send out to you for the next town hall meeting. On a side note Bill Blyades gives the town hall meetings. This is after the MAY elections, so I guess Bill plans on winning. I bet he will win with over 90% of the votes for district 10.

[LakeHighlands]

Hopefully with Mrs Woods resignation things will start to move much faster and with much more cooperation from all parties involved - I heard nothing but negative things about her personality and management style. I know there were many people who wanted to get very involved with the association who absolutely refused to spend an hour in the same room as the woman. This leadership change, IMO is exactly what the group needed and will increase the effectiveness of the LHAIA signifigantly.

I know Terri and think she is a very hard working individual. Being the President of the LHAIA is not easy and is a full time job. The LHAIA president is not paid, yet that person has the work load of the mayor of a large suburb with big city problems. I know there were some personal issues between her and some leaders in other parts of LH. Terri knows a lot about LH and just about everything that happens in LH. The LHAIA did make a lot of progress under her leadership. She reminds me a Laura Miller.

I do believe the change in leadership will really help the LHAIA. I know both the new president and new executive vice president. The LHAIA has two very powerful leaders. Both of these guys are out spoken and tough. These guys are also very people orientated. The president is a lawyer and the EVP is in commercial real-estate development. They both are very involved in the apartments; actually they both joined the LHAIA because of the apartments. Everyone knows that to fix LH means something has to be done with the apartments. I think there will be a lot of changes in LH under the new leadership of the LHAIA. One thing I have seen them do in a very short time is mobilize. They are good at mobilizing people, I don’t know what they do, but they are good at get people together. I think once those two figure out all the things they can do with their new positions, we will seen some massive changes in LH.

[LakeHighlands]

Anybody know what caused the decline in the shopping centers in Lake Highlands? Shoreview, Northlake, LakeRidge and White Rock all had decent grocery stores at one time. Do we all eat out now? If so I wish we could get some more decent restaraunts in the LH, soon!

Well, there are several reasons for this and then ONE very big reason. I could write a book on this or answers it with one word.

[St-T]

^^Apartments

[LakeHighlands]

Anybody know what caused the decline in the shopping centers in Lake Highlands? Shoreview, Northlake, LakeRidge and White Rock all had decent grocery stores at one time. Do we all eat out now? If so I wish we could get some more decent restaraunts in the LH, soon!

It took me a while to figure out how to answer this, but I think I got it.

First let me go over the good things. I think the grocery stores might not be the problem as the lack of general retail in some of the centers.

All of those centers you mention have a grocery store in them or across the street from them.

Northlake Center was rebuilt with new Albertsons built from the ground up. Shoreview is across the street. Too close for another grocery store.

White Rock Center has a Tom Thumb, Marshall’s, Home Depot.

Lake Ridge is across the street is a Wal-Mart Neighborhood Market. There is not a grocery store company that would build a grocery store across from a WMT in this market.


Things have made a huge improvement. As for our grocery stores LH has 3 new stores since 2000. Albertsons built a very nice store at the North Lake Shopping center. It closed the store at Skillman/Abrams, and they needed to close that store, it was crap. The North Lake shopping center was also remodel. (See Photos Below).

Kroger built a new store on Greenville and Forest. (Photos Below)

Wal-Mart built a neighborhood market in the Lake Highlands Plaza across from Lake Ridge. They did run Drug Emporium out of business. That is one hideous looking store.

There really are too many grocery stores in DFW. LH had 3 Tom Thumbs within a one mile radius. I was surprised they left all 3 open for so long.

Grocery stores in general are not doing well in Dallas, unless your Wal-Mart or specialty stores like HEB or Whole Foods.

Other new developments include new Lowes; Super Target & home depot which border LH.

Medallion Center (in no mans land) was also remodeled and one of the largest anchors at the planned Park Lane place just filed to go into Medallion.

There are several new projects that will come online which will fix up other centers, including Kingsley Square, all the retail at Audelia/Kingsley, LBJ-Whitehurst, Forest/Abrams/635, other spots.

Town Creek shopping Center was also remodel and it looks nice. There was a Food Lion in the center. (Photos Below)

Another very nice Center is Plaza Rios on Skillman with a Tom Thumb in the Center. (See photos).

I see a turn around in the centers, I would say the late 1990 and early 2000 was the worst time for the shopping center. Again before the LHAIA which thanks to Susan Morgan has a strong retail arm that works very closely bringing in retailers such as Starbucks. What cause the centers decline?


Let me give you the answer that can be used not only for LH, but most first ring suburb. Lake Highlands is known as a first ring suburb. (Yes its part of Dallas, but economically speaking) First ring suburbs were the places built back in the 60’s and 70’s and if you look all over DFW, the shopping centers pretty much look the same today. Retailer love to build where there are new roof tops. The last large single family developments in LH were over 20 years ago. This is why everyone wants to build shopping center out in Allen, McKinney, Southlake, retailers follow roof tops.

They way we shop have changed in the past 20-30 years. Long ago in the shopping center in Lake Highlands, there were a lot of mom and pop stores. Over time these people grew older and retired and just closed down shop. As the years went on, the centers lost more tenants. In today’s market there are very few mom and pop stores left. The large retailers have just about put an end to that.

As for grocery stores, they are having a hard enough time just hoping to stay in business. To stay completive grocery stores need new larger stores to carry more goods or need to differentiate themselves from Wal-Mart. LH is fine in the grocery store part.

There was a very big problem that led to the delaine of retail in LH. It was one of many effects this entity has on the area, from crime to schools, to retail. The LHAIA has an adopt a retail center programs and has raised awareness among residents about the need to patronize local business. Again a lot of what cause the decline of the centers were problems of the past which I rather not go into on here.


Taken from DMN new Article

Lake Highlands will Act as Test Site for Comprehensive Plan
Dallas Morning News, by Sarah Post
October 22, 2003

Lake Highlands will be the testing ground for efforts to create a comprehensive land use and economic development plan for the entire city of Dallas.

…The task force and its goals were unveiled Monday night to residents by the Lake Highlands Area Improvement Association. The Dallas City Council will be briefed next month...

Residents said they have been impressed with the improvement association's results and are hopeful the new zoning task force will help improve the deteriorating shopping centers that plague Lake Highlands….

…The improvement association, created two years ago to develop and promote an image for the area, has envisioned a master plan for economic development. It has taken an inventory of the area's retail establishments and restaurants and surveyed 650 residents about the types of businesses they want in Lake Highlands.

The survey concluded that despite good occupancy rates, the existing retail does not address the needs of most middle- and upper-income families.

"We are financially capable of supporting a more upscale retail environment," said resident Elizabeth Collins, who attended the meeting Monday.

She and other residents blame the proliferation of apartments for attracting an overabundance of service businesses, such as laundries, check cashers and nail salons.

Data from the 2000 census show that only about one-third of Lake Highlands residents are homeowners. Even so, Advocate magazine puts the average annual household income in the neighborhood at more than $100,000.

"Retailers come in, and they get the wrong impression of Lake Highlands," said Susan Morgan, a committee member with the improvement association who will serve on the task force.

"My goal is to make this an example for every district in Dallas," Mr. Blaydes said. "There's not a district in Dallas, with the exception of maybe two [in Far North Dallas], that doesn't have just as much rebuilding to do as we do."

Mr. Albert said he'd continue to take steps to protect his business and his employees. He'll only make deliveries to certain apartment complexes during daylight hours. He'll sometimes offer discounts if customers come to pick up their orders. And he has one rule for his employees: "If you don't feel safe, you don't have to deliver it."…

Read the whole article here http://www.lhaia.org/Articles/Article12.php


The new stores that have opened in the last couple of years are doing quite well. Highlands Café is another success story. Not to mention there has not been this much new home construction in LH in over 20 years. We also have not seen this many apartment properties change to become high end properties.

With that said we still have a long way to go!!! That is why there is so much interest in trying to get some huge mix use projects built. LH already has the money for the upscale stores, we just need stores here.

Here is a report from 2002. There are many residents that share your views.

http://www.lhaia.org/PDFfiles/2002/r...tation0427.pdf

[LakeHighlands]

Do we all eat out now? If so I wish we could get some more decent restaraunts in the LH, soon!

As of April 11, 2005.

From the LHAIA website:

"Mariano's Now Open!
(Skillman & Abrams - SW corner)

Please welcome our newest restaurant in the Lake Highlands area.
Mariano's Grand Opening Monday, April 11, 2005
Support our local restaurants! Stop by for dinner and a margarita!"

http://www.lhaia.org/Upcoming.php

http://www.marianosrestaurants.com/index.htm

[RaiderRob]

I passed by there last night on the way from work. I loved the old place in Old Town. My family loves the Highlands Cafe, place is always packed! When I grew up in LH, the Tom Thumb at Shoreview was in competition with the A&P across Ferndale (Northlake S.C.). We don't shop at the "Lochwood" Tom Thumb, but still venture over to the TT at Abrams and Mockingbird occasionally. I am glad Albertsons is in Northlake, however I miss the Northlake Bakery. Am I showing my age???

[RaiderRob]

What is going on there? I "know" some things about the two, limited knowledge mind you. I had heard that Wal-Mart wanted to put a grocery store in at Medalion, then heard rumors that a Kroger was going in. Lot of "sprucing" up going on around there. As for Park Lane Place, heard rumors of a Wal-Mart invasion as well, but city was not thrilled about a WM inside Loop12.

[KBilly]

We are building on a piece of land that my wife has owned for years on White Rock Trail and we are absolutely amazed at the extent of teardowns and humongous new construction along White Rock, Forest, Deer, Nimrod and surrounding streets. The are at least 10 new homes completed or nearing completion since last September, and lots cleared for at least 4 more.

Now, I know that a lady passed away a few months back and that her estate owned a great deal of the tiny cottages that have been razed -- they were not much to look at and were all rentals and the land had to be sold to settle the estate. But, what a drastic change.

We have walked in the area for years and are looking forward to our new home being completed and have to believe that all this action has already increased the value of it. At the same time, we are glad we are not across from the beheamoths going up on Forest, just north of WRT.

I also note that last month's Advocate Magazine, the Lakewood/M-Streets edition, had a cover story on McMansions. It even talked about Elizabeth Newman and Barnett & West Homes in Lake Highlands, but the Advocate's LH edition never saw this.

As an ex M-Streets resident who went through this already with more historic housing, what do longtime residents of the LH WRV area think of all this? I think it will only continue, esp. if the Town Center really gets under way.

Thanks for your thoughts-- and I'm glad I found this great forum!

[tamtagon]

Thanks for your thoughts-- and I'm glad I found this great forum!

We're glad you found this forum! Welcome.

[LakeHighlands]

What is going on there? I "know" some things about the two, limited knowledge mind you. I had heard that Wal-Mart wanted to put a grocery store in at Medalion, then heard rumors that a Kroger was going in. Lot of "sprucing" up going on around there. As for Park Lane Place, heard rumors of a Wal-Mart invasion as well, but city was not thrilled about a WM inside Loop12.

A few years ago Wal-Mart was going to go into Medallion, but Target extended their lease. Target did not want a Wal-Mart Supercenter so close to their brand new Super Target a block away. A new Wal-Mart Supercenter a block from a new Super Target would mean certain death to the new Target. (In that area) So instead Target decided to keep both Medallion regular Target and Super Target open. Both Targets seem to do fine. Medallion Center would have made the perfect location for Wal-Mart. SMU college kids, the Village, Vickery Meadows, and Lake Highlands are all very close.

They did fix the Medallion shopping center up nicely. (Photo Below) I was surprised when I saw that Kohl’s submitted plans to go into Medallion. They were one of the stores for Park Lane Place.

[LakeHighlands]

We are building on a piece of land that my wife has owned for years on White Rock Trail and we are absolutely amazed at the extent of teardowns and humongous new construction along White Rock, Forest, Deer, Nimrod and surrounding streets. The are at least 10 new homes completed or nearing completion since last September, and lots cleared for at least 4 more.

Now, I know that a lady passed away a few months back and that her estate owned a great deal of the tiny cottages that have been razed -- they were not much to look at and were all rentals and the land had to be sold to settle the estate. But, what a drastic change.

We have walked in the area for years and are looking forward to our new home being completed and have to believe that all this action has already increased the value of it. At the same time, we are glad we are not across from the beheamoths going up on Forest, just north of WRT.

There’s a lot of teardowns and new construction in White Rock Valley. I myself have been amazed but how many homes were torn down. I think it great that older homes are being torn down and new larger ones are built. . The changes on Forest Trail are unbelievable. I remember when there was nothing but cotrtages on that street. A few years ago the homes on the inside were torn down and large homes built, and now the rest of the houses on the street were torn down.
( Photos below).

This is not only happening in WRV, but I have seen it all over LH. I have lived in LH for decades and I have not seen anything like this before. Someone built a large home in Highland Oaks that look like the new homes built in University Park.

Image how many more home can be built in WRV when the family who owns that large farm finally decides to sell.

Not only are there a lot of teardowns going on, but there is a lot of new construction on empty land. David Weekly 134 homes that range range from $350K to over $550K. The Urban Reserve with 53 homes that range from $350K to over $1 million. There will also be several more announced. There really will not be any empty land in LH soon.

The trend in LH is newer larger and more expensive homes. Take a look at the picture below of the last ZERO lot home to go into the development on Walnut Hill Lane and Fair Oaks. People are paying over $500K to live there. Look how close the house is to the street. Someone can easily drive into the house. (see zero lot photos)

I also note that last month's Advocate Magazine, the Lakewood/M-Streets edition, had a cover story on McMansions. It even talked about Elizabeth Newman and Barnett & West Homes in Lake Highlands, but the Advocate's LH edition never saw this.

As an ex M-Streets resident who went through this already with more historic housing, what do longtime residents of the LH WRV area think of all this? I think it will only continue, esp. if the Town Center really gets under way.

Thanks for your thoughts-- and I'm glad I found this great forum!

I have spoken to some people and the LHAIA about teardowns and it is not a issue in LH. (As long as they replace it with something nice and decent). I would say LH has a very pro development attitude as long as it is responsible development. Most of LH is not as old as Lakewood or other parts of Dallas so there really is not much to preserve. Much of the homes west of Skillman and east of Greenville were built back in the 1980’s. There have been many tear downs in that area.

The city holds its tear down work shops at the Lake Highlands High School. One reason it is held in LH, is because LH is the only neutral area in the Northern part of Dallas when it comes to teardowns. The LHAIA is very active in everything that goes on in LH but they do not even attend this meeting. The attitude seems to be if it is old and can be made better tear it down. Old shopping center, tear them down, old apartment tear them down, and old homes tear them down. But there are a few areas in LH worth preserving, Old LH, L Streets, to mention a couple.

We are letting Wal-Mart build a Supercenter. It does not get more pro-development than that.

[drumguy8800]

Single-family houses should not be that close together.

And that's an ugly traffic signal.

You should request a new one.

[LakeHighlands]

Walnut Hill Lane will finally live up to its name. (see photos)

Goodbye Kingsley Road. The renaming of Kingsley Road to Walnut Hill Lane was brought before the city council on Wednesday April 13, 2005. The council members who were present unanimously voted to change the name from Kingsley Rd. to Walnut Hill Lane. Kingsley Road name change to Walnut Hill Lane is now official.

Also trucks over 2 tons and those with semi trailer are now prohibited from using the stretch of Kingsley Road in between Kingsley/Plano to Kingsley/Skillman. This was approved earlier in the year, but the signs are now up. I’m so glad the city did this. That part of Walnut Hill (Kingsley) is not graded or designed for 18 wheelers or large trucks.


City sees benefits to new name
Backers say it'll change area's outlook; nearby resident disagrees
06:41 PM CDT on Saturday, April 16, 2005

By WENDY HUNDLEY / The Dallas Morning News


Kingsley Road in Dallas: Rest in peace.

The Dallas City Council last week unanimously approved a proposal to designate the entire east-west roadway as Walnut Hill Lane.

Currently, Walnut Hill becomes Kingsley between Abrams Road and the Garland border. The street will remain Kingsley within Garland.

"It helps Dallas to have the same name on one of our main east-west thoroughfares," said City Council member Bill Blaydes, who proposed the change as a way to boost economic development in Lake Highlands.

Not everyone agrees with the switch.

"I think it's absolutely ridiculous, inexcusable and inconsiderate," said Larry Rogers, who has lived on a side street along Kingsley Road since 1957 and has been circulating a letter outlining his opposition to the change.

While he won't have to alter his address, Mr. Rogers said the road has been called Kingsley for almost seven decades. He said the decision will make maps obsolete and inconvenience 17 houses, more than 20 businesses, and a number of apartments and condominiums that face Kingsley.

"They'll have to change their checks, stationery, all their printing," he said.

But Tona Riess, supervisor at the Highland House Condos, 9707 Kingsley Road, said she is excited about the new street name.

"Kingsley you think of crime. Walnut Hill you think of prime," said Ms. Riess, echoing the words she used last Wednesday when she spoke in support of the name change at the Dallas City Council meeting.

She also said Kingsley Road is associated more with Garland than Dallas.

Ms. Riess hasn't determined how much it will cost to change the complex's address on all written material, but she didn't seem worried about the expense.

"Whatever it costs at the front will be an advantage at the end," she said.

Mr. Blaydes said new street signs probably wouldn't be erected for three or four months. He said it would take 60 to 90 days to make the new signs and would cost the city about $4,000.

"It's not a substantial amount, and it will have a good impact," he said. "The reason we did it was to have the name recognition for retail development."

Mr. Blaydes has been trying to generate interest in development of a retail-residential center near the intersection of Skillman Street and Kingsley Road.

This year, the Fort Worth-based Trademark Cos. dropped a contract to buy, then raze apartments at the site to pave the way for a town center project.

After that deal fell through, Mr. Blaydes said, five other developers expressed interest in the project. Now, he said, that number has been narrowed to one.

Mr. Blaydes has said all the developers favored the name change.

"I truly believe it will have a favorable impact on retail and those who choose to be a part of the center," Mr. Blaydes said.

But Mr. Rogers calls the town center project "a pipe dream" and doesn't think changing the street name will bring the kind of economic development that Mr. Blaydes anticipates.

"If businesses and developers do come rushing in, they have more money than common sense," he said.

E-mail whundley@dallasnews.com

or call 469-330-5641



--------------------------------------------------------------------------------
Online at: http://www.dallasnews.com/sharedcont....18b652a0.html


Notice the article said "resident" and not residents.

"Kingsley you think of crime. Walnut Hill you think of prime," said Ms. Riess

The same thing can be said for Skillman.

[LakeHighlands]

Single-family houses should not be that close together.

And that's an ugly traffic signal.

You should request a new one.

I agree with you about how close those homes are, but it is all about supply and demand. I think everyone under estimated the demand for new single homes in LH.

When people are willing to pay $500K plus to live that close to one another, it shows how badly LH needs to build more homes. When I last spoke to Catherine (Urban Reserve) she said they already sold 1/3 of the lots. The folks at David Weekley told me they could not believe the amount of interest they have gotten about their development. (I’m not happy with them for clearing the land of all vegetation.) There are several other single family projects that will be announced soon.

Our nice city of Dallas has too much to worry about than to replace a traffic signal that still works. I think to them if the traffic signal is still standing and does not look like it will fall over, it’s fine in their books. Maybe that is something the LH PID (if they do make one) will take care off.

I know the LHAIA plans to repaint traffic signals, but that’s a long ways off. I did see their photos. The signals were painted black.

[rantanamo]

Single-family houses should not be that close together.

And that's an ugly traffic signal.

You should request a new one.

Looks pretty normal for suburbs around the country and world, and I think it looks great. We in many sunbelt states are just land hungry and spoiled.

[KBilly]

Image how many more home can be built in WRV when the family who owns that large farm finally decides to sell.

Gee, I hope not! Fred the peacock has his Cat Chow dinner on our back patio every night at dusk...




We can hardly wait to move in!

[RaiderRob]

near the intersection of Plano Rd/ LH Blvd and Northwest Highway. The land is best known of a driving range and a minature golf facility. Passed by there yesterday morning and was amazed that these two "fixtures" of the area are gone and there are HUGE earth movers out there clearing away and/or leveling earth and rock.

So what's the scope? What is being built there?

As for Target's strategy at Medallion - I applaud any effort to keep WM out of the area. Yes the WM Grocery Store @ White Rock has great prices, BUT WM is putting the hurt on a lot of folks. My family prefers Target, either the Medallion or Super locations.

The corner of Thunderbird and Nimrod was my home for almost 18 years and it is with a mixture of lament and praise with how my old neighborhood has headed. All in all, the homes have been spruced up and look 100x better than when we lived there. The old wood frame cottages, for the most part, were always an eyesore. It seems like every time I go through, one is gone. I laugh at the homes being built in the "woods" off of White Rock Trail. As kids we used to think there were "evil in them woods" now I envy all those trees they have to shade them in the summer!

[LakeHighlands]

near the intersection of Plano Rd/ LH Blvd and Northwest Highway. The land is best known of a driving range and a minature golf facility. Passed by there yesterday morning and was amazed that these two "fixtures" of the area are gone and there are HUGE earth movers out there clearing away and/or leveling earth and rock.

So what's the scope? What is being built there?

That is a David Weekley Home Development. Over 135 new homes.
For a list of LH projects look at the following link.

http://forum.dallasmetropolis.com/sh...&postcount=297

http://forum.dallasmetropolis.com/sh...&postcount=296

[LakeHighlands]

I will soon post an update of current projects, but in the mean time I received this email which is making its way around Lake Highlands. I actually got it four times since last night.

I know LH is working on a PID and a TIF, but to receive this letter so soon was a surprise. The LH PID alone if they do form it would generate at .01 per $100 value well over $100,000,000 dollars a year for use in Lake Highlands. But this letter is about a TIF.

Letter 1

May 2, 2005



Dear Neighbor:

After years of frustration, we finally have an opportunity to begin to deal with substandard apartments in our neighborhood. In order to succeed, all of us must work together over the next few days. Developers are interested in three specific projects in Lake Highlands which would result in the demolition of 10 apartment properties including 2500 units.

In order for the project to move forward, our neighborhood needs to create a Tax Increment Financing District. This district will not require you to increase your taxes, instead it will simply tell the City that any new taxes generated by our properties should be designated to support the public infrastructure needed for these three redevelopment projects. In other words, if we approve the creation of a TIF, the City would be required to use any taxes resulting from our increased property values to make specific improvements in our community.

Over the next five days, we must notify every property owner in our neighborhood because at least half the property owners in the area south of Kingsley and west of Audelia must agree in order for us to proceed. On the following page, the specific procedure that each of us must follow in order to bring this about is outlined. If we are successful, we will see the replacement of approximately 2,500 apartment units with a town square with new retail and attractive residential development which will have an enormous impact on our quality of life and our property values.

Sincerely,

Fred Halstead

Letter 2

HOMEOWNERS

We can improve our neighborhood by joining together to create a Tax Increment Financing District (TIF).

What is a TIF?

It is a special district created under state law which allows neighborhoods to request the City to commit a portion of our tax dollars to improvements in our community.

Why should we do this?

If we approve the TIF, we will see the demolition of 10 apartment complexes along Skillman Street and new development of retail and residential properties and creation of a Town Square for the Lake Highlands community.

When must it be done?

As soon as possible! The sooner we collect signatures of 1,200 property owners in the area south of Kingsley and west of Audelia, the sooner we’ll see new construction underway.

We will be collecting signatures on Saturday, May 7th, at:

White Rock Elementary School
Northlake Elementary School
Highlands Café

How do I participate?

Bring proof of property ownership to any of the three locations between 9:00 a.m. and 6:00 p.m. on Saturday, May 7.

Proof of ownership may be in any of the following forms:

Deed or,
Deed of Trust or,
2005 Notice of Residential Appraised Value from the
Dallas Appraisal District
along with a recent utility bill.

[Columbus Civil]

Two questions: Is this limited to homeowners west of Audelia and south of Kingsley? Is the creation of the TIF a make or break deal for the Town Center?

[LakeHighlands]

Two questions: Is this limited to homeowners west of Audelia and south of Kingsley? Is the creation of the TIF a make or break deal for the Town Center?

For this specific TIF yes. The Town Center will get their TIF, that’s a given. Usually a TIF is for a new development, like the Town Center Only, or Park Lane Place etc. I’m a bit surprised that existing homes would be under a TIF.

I will know more after a few phone calls, I do know leadership of the LHAIA has met to discuss the email.

On a separate note, the LHAIA is looking at the possibility of placing a large part or the entire Lake Highlands Area in a PID. Since most of the Taxes and land in Lake Highlands is from single family, the homeowners themselves make up more than the 51% needed to form a PID.

Single Family Residential
$ 7,200,000,000 x .01 = $ 72,000,000

Multi Family
145 apartment/condo-apartments average value $5,000,000
$ 725,000,000 x .01 = $ 7,250,000

Commercial/ Retail
$ 2,300,000,000 x.01 = $ 23,000,000

Industrial
$550,000,000 x .01 = $ 5,500,000

Even if all of the apartments do not sign to be part of the PID, all the homeowner have the land and tax base to get all of LH into a PID. Even all the commercial, industrial, and multi family taxes combine do not make up half of the homeowner taxes. Some of the apartments, business, and industrial would sign up as part of the PID, but the ultimate power lies in the hands of the homeowners.

[Urban Interest]

Okay, forgive my ignorance, but what is a PID, and how will it benefit development in LH?

[Lakewooder]

Raider Rob -- back in the 1970s there was a rumor of a "Devil Worship" house back in there..do you know anything about that?

We used to drive in the area looking for them, kind of like the Stemmons Witches and the Lady of the Lake..

[rangerfan]

First time poster here so bare with me.

My wife and I moved to Dallas a couple of years back and moved into towncreek not to far from Skyview. I know that some of the apartments have been turned into condos, but I was wondering what if anything is being planned for the complexes along Whitehurst towards Skillman.

Thanks and I appreciate your response

[RaiderRob]

Lakewooder:

It was about in 1975-76 when I first heard about the devil worshipers in the woods in and around my old neighborhood near Flag Pole. As a six year old, I was gullible enough to believe my good friend's tales. I think it was what we call today, Urban Myths. If I can remember right, most of the older kids (junior high and high school) perpetuated this myth for years. It was always a good ploy by a baby sitter to use on bratty kids that would not go to bed when they were suppose to - sorta like the "Keyser Soze" legend in The Usual Suspects, or wait that is supposed to be real..... I digress...

There is a home in the general area ( I won't give specific street address or name) that is supposed to be haunted. I remember when there was a double murder back in the mid-80s. Anyway a family moved in years later and started experiencing weird things, but not too weird, they still live there (I think), their dog refused to live in the house....

Stemmons Witches???? What is that all about? I have heard of the Lady of the Lake legend - an oldie but a goodie. Unless someone can prove me wrong, the existence of devil worshippers in the Flag Pole area was in the minds of over-imaginative youth in the mid-70s.

[Auburn]

Okay, forgive my ignorance, but what is a PID, and how will it benefit development in LH?

PID = Public Improvement District

http://www.dallas-edd.org/program_areas.htm

[tamtagon]

Are the current boundaries of Lake Highland AIA anticipated to expand?

There is a home in the general area ( I won't give specific street address or name) that is supposed to be haunted.

A haunted house is one of the great parts of an imaginative childhood. I hope kids today can get just as excited and scared and I did, when exploring the abandoned "haunted house" in town. Like, even when I was in college, it was resistible to explore this place in Denton - rumored to be haunted by the ghosts of a woman who was burned in a house fire.

[LakeHighlands]

Okay, forgive my ignorance, but what is a PID, and how will it benefit development in LH?

Public Improvement Districts

Public Improvement District's are special assessment areas created at the request of the property owners in the district. These owners pay a supplemental assessment with their taxes, which the PID uses for services above and beyond existing City services. The assessment allows each PID to have its own work program which may consist of eligible activities such as marketing the area, providing additional security, landscaping and lighting, cleaning the streets within the district, and providing cultural and recreational improvements. The City of Dallas has five PIDs.

What LH plans to do with their PID?

The plan if LH does ever form a PID would be to focus on Public Safely in general and Code Violations in the Multi Family.

The biggest thing the LH PID would do would be to build a municipal complex which includes judicial system, community prosecutors, new police station, additional code inspectors, and city services buildings for LH to have City of Dallas employees solely devoted to the LH area. (There would also be land available so that in the future a library and other public use buildings could be built in the complex.)

Right now the HOAs and businesses in LH spend millions of dollars out of their own pockets to have private police and security patrol their neighborhoods. We are looking at how much money we are spending and want to better maximize the way our money is spent. We have armed guards, ENP, VIP, and private security service such as Crime Strike and First Watch.

Under a PID the neighborhoods would be able to stop collecting dues for security; instead the PID will take care of security.

The LH PID would set up an LHPD (Lake Highlands Patrol Division) that would take the place of all the private security services. So instead of having multiply security firms, LH will only have the LHPD plus the DPD.

The LHPD would be able to write tickets for minor offenses such as loitering, curfew, traffic violations, and trespassing and small offensives relating to public safely in the LH PID.

The City of Dallas court system is backlog and minor offensive take up to a year to go to court. The LH Court System would handle all minor incidents in LH. All traffic, code violations, and anything that the LHPD write would go to the LH Court. LH court would mostly be a Civil Court. Since the court will only deal with LH issues, the court will be able to move much faster and pay greater detail to cases which will enable it to levy tougher penalties.

The LH court would also have community prosecutors just for LH.

All this will help the rest of the city by freeing up resources that LH cases would have taken if they went to Dallas like they do right now.

All serious criminal activity such as, murder, rape, stabbings, etc will go to Courts in Dallas and be handle by the DPD.

After the municipal complex is built which would take one year worth of taxes, then about 50% or a little over 50 million dollars of the LH PID would go to public safely.

The rest of the money would be used on projects like a new LH public library, Recreation/Lifestyle Center, aquatic center, landscaping, speeding up the bike trail project, painting the utility poles (beautification), new LH street signs, building the waterfalls and LH monuments by the Northwest Hwy bridge (landscape), and providing additional funds to help TXDOT landscape the new 635.

An LH PID would be one of the most beneficial things to happen in LH. It will give the area heavy police presence, enable LH to take more cases to court and issue more code violations making it more difficult to be a Slumlord in LH.

With all that said we are not going to voluntary tax ourselves until we find out where all of our current tax money goes. “ALL” No one will ask the citizens of LH to voluntary increase their tax burden if we know city hall is not currently being accountable with our tax dollars.

With or without a PID Lake Highlands Area will request that the city build another police station in LH, preferably north of 635 and drastically increase police coverage. NE precinct is the largest in the city and Dallas has more crime than any other major city in American with a population of 1 million plus.

[Lakewooder]

The Stemmons witches were a sculpture in the middle of the old Stemmons Towers (what do they call them now?). People would go at midnight, because supposedly if one watched long enough, one would see them move.

They had to take the sculpture out, they were getting so many late night visitors...spoil sports...

[LakeHighlands]

First time poster here so bare with me.

My wife and I moved to Dallas a couple of years back and moved into towncreek not to far from Skyview. I know that some of the apartments have been turned into condos, but I was wondering what if anything is being planned for the complexes along Whitehurst towards Skillman.

Thanks and I appreciate your response

Welcome to the forum.

There will be a lot of development around Town Creek. 4 Apartments on the Southside of your area were closed last year and that resulted in a drop of over 200 students at Skyview. Some were turned into Townhomes called Oak Trail Villas of Lake Highlands and for sale for over $200,000.

Also the 4 properties across from your HOA on the corner of Royal and Skillman are under contract.

Then there is a large home developer trying to acquire the apartment that is behind the Town Creek Shopping Center. The plans are to turn it into Townhomes or zero lot line homes.

The Whitehurst Area.
There are developers looking at that area. There is not a set plan for the apartments there, but the developers that are looking at that area would be building some of the largest single family homes in LH. What LUPAC (Land Use Planning Advisory Committee) and the LHAIA are trying to advert is a free for all. Both the LHAIA and LUPAC know that once the first set of apartments fall, it will be a domino effect. It is very important that Lake Highlands has strict land use plans in place so that the area does not end up with all kinds of developments popping up that do cohesively fit together.

The Town Center started with three properties, now there are a total of 10 properties on Skillman that will come down at about the same time. Once those 10 on Skillman come down, Whitehurst area is among several others that will soon fall. There will be a firm plan in place for Whitehurst once the first complex comes down on Skillman.

[LakeHighlands]

Are the current boundaries of Lake Highland AIA anticipated to expand?
.

NO. The current boundaries are mostly final. The only thing that would possibly change would be two small sections. There are two areas that the LHAIA works with, but are not draw on their maps. Mariano’s said it new location was in Lake Highlands. It is right on the edge in reality. That little bit of land is in between Lake Highlands and Vickery Meadows.

Then there is another area which is part of LH, but was never include in the boundaries on the current maps. It is the little bit of land North of Northwest Hwy east of Jupiter. The LHAIA works with the Apartments there because they are in Highland Meadows, but the LHAIA never drew the boundaries that far east. For a PID purpose both of the area would be included. They are almost entirely commercial. But that’s it. The boundaries will not change. To add any other neighborhood (single family) would require the entire LH area to approve it, and I do not see them doing that again.

I forgot the LHAIA are building all of their “Welcome to Lake Highlands” signs, which means the area has no intention of adding any other areas beside what I previously mentioned.

[bryan jones]

I forgot the LHAIA are building all of their “Welcome to Lake Highlands” signs, which means the area has no intention of adding any other areas beside what I previously mentioned.

i sat thru the last LHAIA meeting and am very disappointed with the signs that have been decided upon.
do we really want these signs to plopped on every corner within lake highlands?
and what happens to the multitude of signs that are already in place?
if a cohesive appearance is one of the major factors for building all of these new signs (this is the message that i heard), then i would assume that LHAIA is going to try and tear down the existing signs and replace them with the new designs. i think this would be a huge mistake. this whole idea has gone way too far. i hope something (or someone) snags this idea, at the city or elsewhere, and slows it down.

[LakeHighlands]

i sat thru the last LHAIA meeting and am very disappointed with the signs that have been decided upon.
do we really want these signs to plopped on every corner within lake highlands?
and what happens to the multitude of signs that are already in place?
if a cohesive appearance is one of the major factors for building all of these new signs (this is the message that i heard), then i would assume that LHAIA is going to try and tear down the existing signs and replace them with the new designs. i think this would be a huge mistake. this whole idea has gone way too far. i hope something (or someone) snags this idea, at the city or elsewhere, and slows it down.

That’s on my list of things to do. I will post about their sign project soon. The LHAIA has not decided on a sign design yet. RTKL is working on some options. I was told they had a deadline due to publication reason to get something out. Last time I spoke with the LHAIA, they working on some very nice signs. The sign they currently have is not the one that they will build.

I was also told they will not tear down any signs that are already built. The signs will only go at entry points to let people know they have crossed into Lake Highlands. Also the neighborhoods that do not have signs will get signs with their name on it. LH is large so the signs are not that close together.

Their plan is to carry the elements found at White Rock Lake into the rest of Lake Highlands through landscaping existing medians and making sure everything new matches including the new 635 and Skillman Flyover.

I have a lot of information and renderings (no longer current) for this project and will post them as soon as I get some time.

[MustangMonkey]

Their plan is to carry the elements found at White Rock Lake into the rest of Lake Highlands through landscaping existing medians and making sure everything new matches including the new 635 and Skillman Flyover.

LH:

I was under the impression that the Skillman 635 flyover wouldn't be allowed without a huge outcry from the LHAIA. Does this mean there will definatly be a flyover and not a nice boulevard with landscaping etc...?

If so, that will probably look pretty crapy and create a dead zone for businesses directly at the intersections.

Am I missing something that would keep this from being as destructive as I invision??

[drumguy8800]

The signs better not incorporate the entire black/red thing.. or the weird L and H you have in your avatar.

No offense or anything.

That would just look. uh. homely.

[Columbus Civil]

They should all say "Welcome to the Boneyard"

[Insidetheloop]

That stinks that Walmart had plans for Medallion but Target nixed the idea. That would have been an awesome addition.

Medallion is such a weird shopping center. It seems like it would be a prime location for some restaurants since there are very few in the surrounding area.

I think that if someone dumped some money into the movie theatre there that it could turn a healthy profit.

[Columbus Civil]

Were the required number of signatures collected for the TIF?

[Mballar]

The signs better not incorporate the entire black/red thing.. or the weird L and H you have in your avatar.

No offense or anything.

That would just look. uh. homely.

I think that the signs should say welcome to (the neighborhood that you enter; i.e. Hamilton Park) and then below that text place "A Member of the LHAIA." That way, the member neighborhoods can maintain their own individual identities, while at the same time publicly acknowledging their affiliation with the LHAIA.

[KBilly]

LakeHighlands...
Thanks for the info on the TIF and the PID. My wife and I found a multi-page letter about it on our doorstep this past Friday. We were thinking of signing for it and now I believe that we will.

Columbus Civil...
They are still collecting signatures.

[Insidetheloop]

Holy crap! I just drove by Medallion and they are tearing down the entire western 1/3 of the mall.

[Urban Interest]

Like where Pier 1 is? That's so weird since they just did all those improvements to the facade.

[LakeHighlands]

Holy crap! I just drove by Medallion and they are tearing down the entire western 1/3 of the mall.

It is “Kohl’s”! That is the large retail store that was in Park Lane Place plans.

[Insidetheloop]

Like where Pier 1 is? That's so weird since they just did all those improvements to the facade.

They started tearing down the space once occupied by Spice of Life Catering and are working their way to the west.

[Urban Interest]

If it's Kohl's (and LH, I have absolutely no reason to doubt you) that is GREAT! Now if Old Navy could find a way to build in LH, that would be a huge coup. I think that's a good retailer that will appeal to the LH demographic. Shoot, I'll shop there for sure!

[Lakewooder]

It's Kohl's - "The White Rocker" recently had an article announcing such...BTW If you consider Medallion Center in LH, then you will also have to claim Vickery Meadows...

[Columbus Civil]

Here's a map of the proposed TIF

[LakeHighlands]

LH:

I was under the impression that the Skillman 635 flyover wouldn't be allowed without a huge outcry from the LHAIA. Does this mean there will definatly be a flyover and not a nice boulevard with landscaping etc...?

If so, that will probably look pretty crapy and create a dead zone for businesses directly at the intersections.

Am I missing something that would keep this from being as destructive as I invision??

TXDOT wants to build the flyover but they do not have the funding. TXDOT want this but there is still plenty of time to stop the project. I know the former president of the LHAIA like the bridge, but the new leadership is proceeding with caution. I listen to TXDOT and see their point, but I will wait until TXDOT actually draws a design.

If it looks like the Northwest Highway Bridge then, it might get built. If it is a regular bridge then TXDOT can forget about building it, because the LH area will fight them. LHAIA is working with them on the whole project to make sure everything looks good.

There are many options for this bridge including marking it a “signature” bridge and landscaping the entire area to be a huge focal point for Lake Highlands. (Fountains, landscaping, gardens, trees, etc)

There are a lot of unknowns about this project. I still don’t see the need for a bridge there. I would much rather TXDOT build a tunnel instead of a bridge.

Skillman I mean LH Avenue will look very different by then, almost all the apartments, replaced by mix-use developments and homes from $500,000 to low $1 millions.

Were the required number of signatures collected for the TIF?

I was told they have until the end of the month to collect 1,200 signatures. They really need White Rock Valley NA.

I think that the signs should say welcome to (the neighborhood that you enter; i.e. Hamilton Park) and then below that text place "A Member of the LHAIA." That way, the member neighborhoods can maintain their own individual identities, while at the same time publicly acknowledging their affiliation with the LHAIA.

They are doing something similar to that. I will update the project soon. There is a lot of information to post on this project.

[Auburn]

I saw in the LH People that they only collected 30% of the needed signatures on the first "drive" on election day -- this does not sound very encouraging. I would guess that the people that feel strongly for the TIF have already signed, and everyone else will need to be persuaded.