City Council 2/6/24

City Council approved Billingsley's 786-unit IBP 190 deal on February 6, 2024, with no discussion.

Cline tied her motion to what the zoning already allowed:

Axberg, after questions on zoning, access, water and outreach, praised the project and the firm:

Jason Carpenter set it against the current zoning as well:

Twenty-two months later Carpenter moved IBP 9 and voted against it. Mayor Steve Babick called the vote on this one: "I will tell you that I agree with all the positive comments."

Planning & Zoning 1/4/24

A tense Planning & Zoning Commission meeting saw Dallas developer Billingsley Company gain approval for a massive mixed-use development, but only after agreeing to neighbor concessions including swapping a metal fence for a brick wall. The project on a vacant 55-acre lot at Bush Turnpike and Midway Road aims to transform the area into a pedestrian-friendly live-work hub. It will feature 910,000 square feet of office space, 28,000 square feet of retail, an amenities building, and 786 residential units comprised of 739 rental multifamily units and 47 townhomes.

Residents turned out in droves to oppose 3-story townhomes bordering their properties, which they felt would create direct sight lines into backyards. As Joshua Marler, a homeowner in the adjacent Oak Creek Estates Neighborhood put it:

Jami Marler, at the same address, objected to the third floors: "I don't like the idea of a third story looking into what they can see in our neighborhood."

Several speakers emphasized worries over predominantly rental units versus owner-occupied homes inviting crime and predators into the community. As Andrew Watkins bluntly stated:

Ryan Finnigan of 2616 Mossvine Dr said "I'm not opposed to the plan," then objected that the townhomes would all be rentals: "So it's going to be renters."

Most took issue with the proposed 8-foot ornamental metal fence lacking the visual separation of a solid brick barrier.

Ronith Herman of 2636 Newcastle Dr was the most categorical on the fence:

Marty Ogborg Whitaker of 2661 Deep Valley Trl asked for the wall and a lower edge: "We want a brick screening wall." and "Make those townhomes two story." George Mendiola of 2612 Mossvine Dr raised the lost green space and the runoff: "So my concern is strictly environmental."

City planning staff had recommended metal fencing citing drainage issues commonly warping brick walls in the region's clay soil over time. But residents swiftly refuted this suggestion, noting the prevalence of shallow limestone deposits in the area allows for stable masonry construction. As Commissioner Kathleen Foster suggested, it would "satisfy" the neighbors if the barrier was changed to a brick screening wall.

Without signing up to speak, Henry Billingsley approached the podium and explained that this area has limestone 18 inches below the surface. He knows because he developed the buildings to the north 15 years ago. Billingsley described that although expensive and difficult, it makes for a unique area where masonry sag and creep wouldn't need to be majorly maintained.

The developer agreed on the feasibility and consented.

Two neighbors spoke in support, and both wanted the wall. Flay Mohle of 2644 Newcastle Dr said "I see this development as a positive" and "we would very much prefer a brick wall." Rick Kirby of 3813 Amberglow Ct said "I think that the neighborhood supports the concrete wall rather than the wrought iron."

The Commission asked thoughtful questions about traffic, access points, development phasing, school district impacts, and utility capacity. In response to inquiries, the applicant explained only 5-10% of trips would use the residential side street access, with access restrictions preventing cut-through traffic.

Commissioner Al Overholt strongly opposed approving additional residential given the abundance of apartment complexes already existing nearby:

Overholt was the sole 'no' vote on approving the zoning change. He felt the site was overcrowded by trying to mix both residential and commercial buildings.

Chair Scott Windrow spoke last before the motion:

In the end, commissioners voted 8-1 to approve the zoning change with amended stipulations, chiefly the brick wall requirement and simultaneous installation of rear landscaping.