President’s 2014 Message

Dallas North Estates President's Message

NEIGHBORHOOD ALERT – A CHANGE IN THE ZONING THAT WILL AFFECT YOU!

Rosewood Property Company, the owner of the 150 acre property east of Custer, south of Plano Parkway, north of the President George Bush Turnpike and west of Alma has filed a request to rezone the Property from the current zoning which allows office with limited retail and no residential to Urban Mixed Use which allows office, residential (up to 2070 apartments), restaurants and retail, in the fashion of the Shops at Legacy. The plans are posted on the Dallas North Estates Homeowners’ website, dnehoa.org.

This will impact our neighborhood.

A meeting with the Rosewood Property Company representatives is scheduled for September 11, 2014 at 7:00 p.m. at Messiah Lutheran Church, 1801 Plano Parkway. It will be in the Administration building next to the main sanctuary.

The proposal will be heard at a public hearing by the Plano Planning and Zoning Commission on October 6, 2014 at 7:00 p.m. at City Hall, 1520 Avenue K, Plano Texas. This date was revised from September 15, 2014.

The notice that the City sends to land owners within 200 feet of the zoning change containing information about the requested zoning change including a map of the area and a reply form is posted on the website, dnehoa.org. You may send in the form either in support or opposition to the development. Please take the time to look at the zoning proposal on the website.

The Board of the Dallas North Estates Homeowners’ Association looks forward to seeing you on September 11, 2014. If you have any questions please email me at: president@dnehoa.org.

I know a lot of you are new to the neighborhood and may not be aware of the Dallas North Estates Homeowners’ Association. So here is a short history:

The Dallas North Estates Homeowners’ Association is a voluntary homeowners’ association, which encompasses the homes between Independence and Alma, south of 15th Street and north of Plano Parkway, but does not include the Pitman Creek area as they have their own homeowners’ association. There are over 1000 homes in this area. The Dallas North Homeowners’ Association was formed in 1985 when in anticipation of the construction of the President George Bush Turnpike the property owners of the property from Coit east to Alma and from Plano Parkway south to where the President George Bush Turnpike was planned submitted zoning proposals to the City of Plano.

After two years of negotiations among the neighborhood, the City of Plano and the property owners the current zoning was adopted. The agreed upon zoning allowed office with limited retail (except for the northeast corner of Independence and Plano Parkway) and no residential. The northeast corner could build freestanding retail, but the hours were limited so that 24 hour operation was not allowed. This is where the Racetrac is and why it is not open 24 hours.

After the zoning was adopted there was a downturn in the economy and nothing was built along Plano Parkway. In September 1995, a proposal to change the zoning to build apartments at the northwest Corner of Plano Parkway and Custer was submitted to the City of Plano. THE DALLAS NORTH HOMEOWNERS’ ASSOCIATION SPEARHEADED THE OPPOSITION TO THIS CHANGE IN ZONING AND THE CITY OF PLANO DENIED THE REQUEST. Eventually as allowed by the current zoning, office buildings were built there as well as the IILM Center.

In October 1995 a developer wanted to put an ice rink on the north side of Plano Parkway 1500 feet west of Alma. This is the land east of what is now the Focus on the Future facility. Once again the neighborhood opposed the development and the rezoning was denied by the City of Plano. The ice rink was built west of Coit on the south side of Plano Parkway, the Dr. Pepper StarCenter.

In November 2006 a developer wanted to put town homes on the same tract next to the Focus on the Future facility. The proposal was not presented to the City of Plano due to the opposition of the neighborhood.

In 1997 a developer wanted to put a retail strip center on the southwest corner of Custer and Plano Parkway, the empty tract next to the Dell campus. Once again the neighborhood opposed the change in the zoning and the request was denied by the City of Plano.

These projects were opposed because when the zoning was originally granted it was negotiated for office with limited retail and no residential.

So you may be asking how were Messiah Lutheran Church and IILM Center allowed?
As religious institutions they are allowed on property that is zoned for office. The Hope Center is an office building and complied with the zoning.

Comments

  1. As a new resident to this neighborhood, I support this development: Here’s why:
    Collin Creek Mall is a dump. All the retail 75 west to Coit is dreadful. Mercedes Bend of Plano (on Plano Parkway) is moving because they say there is not enough traffic to support their business. The chances that FedEx Office and Print is going to stick around when their new headquarters on Legacy is complete are probably pretty low. All the office construction is going to the tollway in the Granite Park area, and the office vacancy rate 75 west to Coit is pretty high for Plano, and it’s going to get higher. And what do we have to show for our empty land? Dirty unmowed fields most of the year that is useless to local citizens and is just the place where election signs are posted.

    The amount of exterior redevelopment/updating in the neighborhoods is also pretty low and the houses are getting cheaper, well below the median for Plano. The Heritage Farmstead is hidden and under appreciated.

    And remember, this is the current situation and Plano right now is relatively booming! When the local economy slows down and the marginal retail closes, the shopping centers are going to be even more empty and the houses are going to get more run down. Why should we have to drive all the way to Legacy or to Allen to go to a decent store or restaurant? Look how little redevelopment is current occurring and look at its quality. It’s low.

    Let’s work with the developer to get some high quality development that will be useful to us. Fight them on the design standards. But I can’t support keeping this as empty lots and election signs for the next 20 years unless we want to become Garland.

    • Thank you for the input. I agree with your comments, but I have a real problem with 2000 apartments.

      • The post above makes our neighborhood sound awful. There must have been a reason that you chose this neighborhood over another. I don’t want the view of 4 and 5 story apartments from my home. Maybe you won’t have that view from yours? I’ve heard many people say they like how quiet it is here. That will be gone. I see Westwood becoming more of a shortcut to and from 15th than it already is. I’m not sure another hotel, a 20 story office building , piles of apartments and deck parking, and a few retail spots on 190 and Custer will help with how ours homes are kept up. Just my opinion.

  2. I have been in the neighborhood 15 years and is it getting run down. Collin Creek Mall area is a dump. When the Title Max, Gold Exchange shops and Pawn shops move into a neighborhood you know you are in the low end of the working class who live paycheck to paycheck and need cheap housing. Get the developer to attract top restaurant names like Five Guys, Twisted Root, and Freebirds that fit in a strip center very much like what they did at Campbell and 75. We have to move forward or die. I am not a big fan of apartments either but these are not your father’s apartments they are building these days. Offices and restaurants first and let the residents live in the Richardson apartments they built south of 190.

    Plano is land locked, if you attract people to the area and they want to move here there will be a shortage of housing because nothing new can be built in Plano, unless the Haggard’s sell more land. When there is a shortage of a resource in demand prices go up. Come together and develop the demand and all our mortgages will prosper.

  3. I agree with the basic direction of Drew’s comments above especially with the need more high quality development in our neighborhood area.

    I believe we need to take advantage of the development potential opportunity available to us along the 190 corridor. It would indeed be wonderful to have high quality options available to us in this close proximity,

    I also have an issue with 4 – 5 story apartment buildings. I see 2 sides to the apartment building issue. If they limited the height of the apartment buildings to 2 story then that limits the potential for viewing into our back yards. However we don’t know if they will be 2,000 sq.ft. units, high end or low end. If on the other hand they build taller larger upscale condo type buildings then that would attract more of an upscale population to our neighborhood but then the issue of viewing into our back yards becomes an issue.

    I think with the arrival of Spring Leaf, Title Max, Gold Exchange and Pawn shops it has indeed brought in an increase in the number of robberies and break ins in the existing shops at Custer and 15th st. This has created a safety concern among the other shop owners in that complex. Some of which are going to extremes to vacate. We desperately need to attract higher end businesses and increase higher end traffic to get the development momentum going in our favor.

  4. I’m a relatively new (3yrs.) resident,I moved here because it is quiet and well located with good access to Bush and very low volume traffic on the streets. Instead of wishing and hoping what might be built here take a look at the current trend in apartments or look no further than the Coit Rd. apartments just north of Central Market. The economics point only towards 4 story and up, heavy density apartments and that’s what’s being built in Uptown, S. Plano and Legacy. There should be no pipe dreams of luxury 2000′ townhomes.Don’t like the current retail environment? Central Expressway is 5-10 min away with a wealth of restaurants,Total Wine,World Market and the rest.There is no shortage of easy access high quality retail restaurants and bars on Central and “up to 2070” apartments is what they’re planning to authorize.There will be no residual retail effect for 15th and Independence,that center will not prosper from apartments on Custer and Plano Parkway.The agreement reached long ago allowed for office buildings limited retail and no residential.It’s been very good so far, as Bush is lined with high-quality office bldgs. that close down at 5:00 and allow the area to be what we bought well-located suburban residential.That’s the agreement Rosewood bought into and that’s what they own. Bush is teeming with new office development with more on the way, this property will eventually be developed for offices like At&T,FedEx, Dell Plano Parkway corridor is well established as an office destination.Our neighborhood is healthy and turning over with refurbished 1970s homes with property values at or above 90./95.sq ft. and growing,there is no benefit to hi-density traffic clogged roads at the main arteries of PP & Custer.

  5. I will have posted the current zoning districts that were adopted in 1987. 1987 Planned Developments The zoning at that time was all office and lots of it. The neighborhood fought to keep the north side of Plano Parkway office to keep it from having apartments. The offices would generally close down at 5 or so and the neighborhood would be protected from 24 hr apts.

    However, I do think replacing the very dense office zoning with less dense office, retail, restaurants, single family owner occupied homes, town homes, patio homes and condos, with LIMITED apartments would not be a bad trade off for the neighborhood. The current zoning allows for not 1 but 5 25 story buildings and many 20 story buildings.
    The Planning and Zoning Commission and the city know they made a mistake allowing the apartments next to Central Market. However, Planning and Zoning on September 2 heard a proposal for a mixed use development at Spring Creek and the Tollroad, that had office, retail, 4000 apartments and some single family and told the developer that they needed to reduce the apartments and be more specific about where everything was going to go. It did not sound like they were going to deny the requested change.The matter was tabled until the October 6 meeting.

    The city cannot tell the developer what restaurants or retail to put in, but Rosewood is known for high end developments (The Mansion and The Crescent). If done correctly, i.e not as many apartments, more owner occupied residential, a hotel, office, retail and restaurants would be a boon to the neighborhood. The one thing going for this property is the creek down by Alma, that could allow green space with a hike and a bike trail and outdoor seating for the restaurants by the creek as well as being excellently located at Bush and Central.

  6. I would also like to add that the value of the homes in the neighborhood is on the rise. The houses that are put up for sale are selling quickly and for good prices. Concerning the Rosewood plan I would also like any apartments to be along Bush and not along Plano Parkway.

  7. Thanks to everyone who has expressed an opinion. I’ve lived in my home for more than twenty years, and many of my neighbors are original owners.

    I am in agreement with Robert Miller’s stance. I would like to see high-end business and restaurant development, and I hope something happens soon with the old mall. It needs to go. However, I would like to see apartments built along the Bush and not on Plano Parkway.

    We’ve fought high-density apartment buildings and unsuitable businesses along Plano Parkway because of the traffic, increased crime and other factors that would lower our property values that are finally on the increase, although slowly. I am thrilled that we have several church and church-related buildings, and I think that has helped protect our property values while bringing in good “neighbors.”

    We need to work to make sure that what is built is an asset to our neighborhood and Plano. I’m not ready to see an huge, urban ghetto near our homes.

    Thanks to the DNE Homeowners Association that has worked tirelessly to get good developments along Plano Parkway — and worked closely with those groups to ensure good relationships.