Why is this an issue?
Encompassing over 140 acres and approximately one quarter of a square mile of prime Richardson commercial land, this massive development will be the largest mulit-use development ever built in Richardson. On this scale, essentially the developers are offering a "rainbow city" of promise illustrated in their briefing to Council and City Plan Commission.
According to the presentation, "this provides a major opportunity for developers to create new outer edge communities with real town centers and urban amenities…a compact walkable lifestyle that is affordable…" But as one commissioner pointed out there is the old adage: "what sounds too good to be true, may be too good to be true"
So NPAR feels this project deserves fierce public scrutiny before becoming a "done deal." Unfortunately while the city has been working on this with the developers for over a year and half, citizens have just recently been brought into picture. Rightfully so, there are concerns about the form based code variance that is now up before the CPC. It would allow the developers to build according to market demands and create their own designed "town" with much less government oversight and in that way less accountability to the established residents of our city.
Within their proposed development code there's currently an allowance for over nine times the existing zoning for apartment dwellings, close to 4000 apartments. How many apartments is that? It's a lot. Contrast it with one of Richardson's newest Transit Oriented Developments (TOD), Brick Row, at 500 apartments up to four stories high sitting on 30 acres. The density and intensity of this proposed development is worrisome and the surrounding neighborhoods are concerned for their quality of life.
Some Identified Concerns are:
- Density: the issue is further complicated by the fact that on the east side of Plano road the current zoning is for an additional 2000 apartments. Thus in less than a square mile there could be up to 7000 new apartments added to the area over time. NPAR feels this kind of density is potentially detrimental to the quality of life of existing neighborhoods and while commercial property does increase the tax base, according to the Richardson Chamber of Commerce, apartments in and of themselves actually cost the city money. There needs to be more of a balance.
- Traffic Congestion: Traffic that is already difficult at rush hours peaks will worsen. What offsets and road modifications must be made in order for residents and commuters to not be negatively impacted?
- Form Base Code: a relatively new and "innovative" type of zoning, this is the first of its kind in Richardson and we have yet to have examples provided where this type of building code has been used in a similar fashion.
- Impact on Green Space: While there is mandatory green space within the zoning
(primarily because of the Spring Creek floodplain,) there are still questions about the impact on the dwindling surrounding green space and the percentage within the development.
- Green building requirements/best management building practices:
The developers have rejected the council's request to explore a more “green” agenda within their code by requiring Leeds certification.
What is our position:
Richardson citizens need more answers to their questions and more time to explore the ramifications of this project on our community. While it does have the potential to be a real asset for our community, we believe also that due diligence is still in process and that we, as residents and neighbors, are stakeholders in this process. We ask that the City Plan Commission and the Council to delay voting on this until those questions and doubts have been remedied.
Updates
February 14, 2011
City council unanimously adopts ordinance on reZoning. Still of future concern,( though a separate issue and not currently before council) are the remaining parcels of land adjacent to the TOD development including a large portion of land mistaken by many residents to be part of the Spring Creek Nature Preserve.
January 31, 2011
The proposed Transit Oriented Development rezoning bordered by George Bush Freeway and Plano/Renner Roads passed unanimously by the Council. NPAR’s position on the TOD was favorable of the idea but opposed to the process of its approval, lacking due diligence and adequate citizen involvement. It was disappointing to NPAR that the current sitting City Council was so quick to move forward and ignore the substantial, ill ease that the public voiced at the hearings which commenced during the holiday season and expeditiously came to a close by the end of Jan. That said, public pressure did bring about some concessions and we remain hopeful that the project will come through as portrayed. No doubt Richardson citizens would love to have a viable, thriving “town center” connected by bike trails that is pedestrian friendly and harmonious with surrounding established neighborhoods and parks. We all hope it unfolds as envisioned!
January 17, 2011
Billed as a public hearing, citizens filled the council chambers to overflowing and sat through nearly four hours of presentation before being able to comment. The crowd diminished by over half by the time public comment was allowed at about 10 PM. (NPAR had asked that the citizens be allowed to comment earlier providing for a more balanced, reasonable inclusive approach to public comment.) Staff presented traffic analysis modifications, developers offered to cap the number of apartments to the higher end of the figures tied to the traffic analysis (approx. 3900 apartments). Developers also offered a modification of the code to allow for periodic reviews of the project every three years although it was unclear what action could be taken based on those reviews. NPAR submitted 33 questions concerning the development to the council on behalf of 9 neighborhoods. We are awaiting those answers.
January 12, 2011
Response from Mayor Slagel (excerpted from letter to Sherrill Park HOA Liaison George Human) on what we can expect from the upcoming 1/17 Council Public Hearing:
We look forward to hearing from as many stakeholders as possible as we address the request before us so we can come to the best decision that reflects the needs, wants and desires of our community.
Our process in the zoning hearing will be to hear the applicants request; ask questions and perhaps request concessions; and generally understand the current state of the request given the feedback provided to the land owners over the last few weeks. After those interactions have been concluded, the City Council will take public input based on the status of the application.
I expect there will be new information provided by the applicant, which we will all need to digest. Given the size and scope of this development and its potential impact on our community, it will take us more than one meeting to make a decision on the request and we will continue the dialogue until we are ready to make a decision that is in the best interest of our community. We need to create a great asset to enhance the City we all care so greatly about.
Dec 21st 2010 - City Plan commission meeting:
In a surprisingly well attended meeting and after an extremely long evening (1PM to the bitter end) the CPC voted 5-2 for the Bush TOD at Plano and Renner and 6-1 on the property on the other side of central referred to as the Caruth proposal. Jim Henderson was the only consisting dissenting vote. Barry Hand joined him in voting against the Bush TOD. The form based code proposal will now go before city council on Jan 17th 6PM City Hall.
December 7, 2010
City Plan Commission in an effort to appease a full house at the Council chambers voted to delay their decision on the Form Base Code variance until 4 days before Christmas on Dec 21st (We asked for a January postponement) It was clear to the citizens that many questions still remained and in our opinion some of the commissioners where simply taking everything presented at face value in the hopes that this would be “a good thing” for Richardson.
