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HomeMy WebLinkAboutScott Bradley opposition letter SCOTT BRADLEY April 22,2013 Honorable Mayor and To Council, As you know,I am and have been opposed to the rezoning of the tracts now known as Granada and Westlake Entrada. Three minutes is not adequate to argue all the reasons, so I will limit myself to addressing the incentives offered for Granada and those unknown incentives it appears may be offered to the developer for Entrada. If you disagree with any fact I any about to set out,kindly interrupt and let one know so that we can discuss it. GRANADA was rezoned from Planned Development Office Park to Planned Development Residential. To my knowledge,the To has never before approved a change from Office Park zoning, or any other commercial zoning,to residential, except for a small parcel that was covered by the Terra Bella subdivision. Rather,the Town has sought diligently to retrieve all residential zoning it can,particularly any zoned for small lots, and has retrieved about 1200 small lots resulting from negotiations for the Daimler- Chrysler and Deloitte campuses. This has helped Westlake retain its rural feel,which in turn has attracted most of our upscale residences. Let's discuss what the To and the developer received in each of the three major residential developments that arose under the 1992 Comprehensive Plan,then compare it to Granada. GLENWYCK FARMS: 84 homes on 115 acres.No rezoning was needed. Lots are about 40,000 square feet. The Developer at its sole cost(1)built and donated to the To a large park and paid for all landscaping, (2)built a public trail through the subdivision, (3)reserved extra ROW around the subdivision and landscaped it, (4)built a perimeter trail, and(5)rebuilt Dove Road on the subdivision's perimeter. The Town received substantial public benefits at no cost to the taxpayers. VAQUERO: about 340 homes on 540 acres.No rezoning was needed for residential use, but the tract was platted as a Planned Development. Lots vary from about 1/2 acre to 3-1/2 acres. Developer, at its sole cost, (1)built a 250 acre golf course and club house,known as one of the finest in Texas, (2)reserved other open space in the subdivision, (3) dedicated ROW for FM 1938, (4)reserved additional open space on the perimeter and built a public trail and two beautiful ponds, and landscaped all of it, and(5) built Dove Road anew on its Northern perimeter, and landscaped it. Again,the Town received substantial public benefits without cost to the residents. TERRA BELLA: 28 lots on 54 acres. Most of this tract was zoned for residential use and only needed a small tract included in the subdivision to be rezoned. Lots are about one acre average. This was the first subdivision platted after the founding of Westlake Academy. At the developer's sole cost, (1) a large park was built complete with public trails and landscaping and deeded to the Town, (2)a pond with landscaping was installed, (3)a public trail head was dedicated for public use, (4) the developer built a public perimeter trail, and(5)the developer donated$10,700 per lot to Westlake Academy. Once again,the To received public benefits,but did not commit any taxpayer funds. GRANADA: 84 lots on 85 acres; 30,000 square foot average. It was rezoned from Planned Development Office Park(which generates sales tax revenues and requires few services)to Planned Development Residential(which generates no sales tax revenues). The plat reserves some open space along the roadway and includes a trail,trail head, pond, and space for public art, all accessible to the public; but this space remains under developer ownership. Developer will donate $10,000 to Westlake Academy for each lot as it plats.But Westlake taxpayers will have to pay up to $1,400,000 for the landscaping under the development agreement between the developer and the Town. This is unprecedented in the Town's history. Even after giving credit for the developer's contribution to the Academy,taxpayers will be out$600,000. Now, Council is contemplating rezoning a Planned Development Office Park which would generate sales tax revenues,to provide for at least 322 more residential units --probably more it ,because the draft ordinance seems to allow an unlimited number of condos, subject only to a specific use permit. Further,the ordinance permits three stories of condos on top of a 12-story hotel as a matter of right. Is there any mechanism in the ordinance to limit the number of high-density is to 322?As described at the P&Z meeting,it appears to me that the"condos"will be indistinguishable from apartments. Without regard to any condos, offices,retail shops, restaurants and other buildings that may be constructed,the number of residential its on this tract will create a density of about five residential is per acre. And, if my count is accurate,the proposed ordinance will create at least 80 new uses that are not allowed on the property under present zoning. Here is one of my concerns: The economic development agreement for Granada seems to contemplates further inducements will be offered to the developer for Entrada. If this assumption is correct, our residents want to know what the To plans to give the Developer. Will this include additional taxpayer funds?We don't know;the taxpayers need to know beforehand—not after. Last time, Council met in executive session and agreed to give $1,400,000 of taxpayer funds to Centurion American. Our residents need to know when public funds will be given to any private developer and to have Council explain why it is in the taxpayers' best interests. It would be beneficial and transparent to all if taxpayers will be given a chance to let Council know whether they approve of awarding tax money for any project.