All posts by Jack Fiedler

Reading List: Houston, Harvey, and Land Use

Watching the devastation of Hurricane Harvey unfold since Friday has been heartbreaking for all Texans, and our thoughts remain with all those affected and with those lending aid. Having worked with great clients in the area, we know these communities will rebuild, stronger than ever, and we hope to assist in any way we can.

(Looking for a way to help right now? Texas Monthly compiled a great resource here.)

Much has been written in these past few days about Houston in an attempt to shed light on the developing catastrophe. Amidst the diverse commentary, many writers have focused on the role of land use policy, so we thought we’d gather a reading list of some of the most insightful pieces. There are no simple solutions, but there is a consensus that concrete action must follow this outpouring of words if we are to truly learn from this tragedy.

One of the most widely-cited articles explaining the flooding comes from Ian Bogost at The Atlantic: “Houston’s Flood Is a Design Problem”

Native Houstonian Jeff Wood discusses the land use policy specifics in play at The Overhead Wire: “It’s Not the Zoning, It’s the MUD”

An impeccably-researched (and unfortunately prophetic) piece on flooding in Houston with great interactive data visualization by Neena Satija, Kiah Collier, and Al Shaw, produced jointly last December for ProPublica/The Texas Tribune: “Boomtown, Flood Town”

Houston Chronicle columnist Mike Snyder probes attitudes toward development in the city (and links to some great in-depth investigations by the paper prompted by previous floods): “Will Harvey Lead to New Thinking About Area Development?”

And to end with a call to action, some positive policy steps proposed by

 

Local Issues: MP Testifies Against Late Hours Overlay

After the Zoning Ordinance Advisory Committee (ZOAC) voted not to recommend the Uptown late hours overlay back in May, it looked like the controversial proposal was dead in the water. Not so, it turns out! The City Plan Commission (CPC) chose to revive and discuss the measure, rather than passing it on. Despite the fact that opponents of the proposal have outnumbered supporters by vast margins at every forum for public comment, city leaders appear hesitant to kill the item.

(Confused as to what, exactly, is contained in the proposal, and why it’s problematic? See our earlier explanation here.)

Last week, the CPC decided to conduct yet another workshop on the late hours overlay, as they slowly move toward their eventual vote on the issue. It was more of the same scene that’s played out at every meeting about the proposal – a handful of disgruntled neighbors against an army of restaurant owners, developers, and other industry professionals.

MP President Karl Crawley testifying before the CPC.

Masterplan and its sister company, LaBarba Permit Service, have been heavily involved in the opposition effort. We’ve heard over and over from our clients on both the real estate development and hospitality industry sides that this proposed overlay would be devastating for their business interests.

At the most recent meeting, Masterplan President Karl Crawley testified. He stated that the Dream Hotel (on McKinney Ave.) made a $40 million investment, which they would likely not have done if the overlay was in effect. Crawley also noted that many future development decisions could be influenced by the CPC’s continued pursuit of the overlay. The crux of the problem is that the late hours overlay would have a profound effect on the economic and social constructs of the city, rather than simply serving as a (likely ineffective) measure to stop young adults from getting drunk and rowdy in Uptown.

There will likely be one more briefing on the issue in September, followed by a vote. We’ll be following the proposal closely, so keep your eyes on this space for more updates!

SOURCE: Dallas Observer.

Update: Late Hours Overlay

Good news for opponents of the proposed late hours overlay – the Zoning Ordinance Advisory Committee (ZOAC) recently voted unanimously to send the overlay forward with “no recommendation.” The proposal now heads to the City Plan Commission, the Quality of Life Committee, and the City Council. At each stage, the overlay can be passed on with the ZOAC “no recommendation” label, or potentially revived.

To get the inside scoop, we talked to Wes Hoblit, who works at our sister company, LaBarba Permit Service. He’s been following this proposal closely and testified personally at the meeting.

Wes Hoblit testifies before ZOAC regarding the late hours overlay.

Masterplan: So what’s the crux of the argument against this proposal?

Wes Hoblit: The focus has really been on asking “why is this necessary for a vibrant area to which people are moving SPECIFICALLY for the nightlife?” There was never a true reason that this needed to take place – it was discriminatory, placed undue burden on business owners, and seemed to target an area that didn’t need it.

MP: What were the supporters saying?

WH: One phrase that kept coming up was “it’s just another tool in the toolbox” that neighborhoods could use. However, it’s clear that the toolbox is already full of perfectly good tools (noise ordinance, Resident Only Parking (RPO), TABC complaints, etc.) and adding a procedure that could and likely would be abused by neighbors just isn’t fair to business owners.

MP: Does working in the liquor licensing industry impact how you see this proposal?

WH: Of course. In my testimony, I talked about how difficult it is to obtain a TABC license and to run a profitable business without adding these sorts of additional challenges and costs. I truly agree with the quote I shared, stating it should be just as hard to close a restaurant as it is to open one.

MP: What were some other highlights of the public testimony?

WH: Willie Cothrum (Masterplan’s founder) made a great case against the overlay by detailing how difficult, expensive, and political SUP cases can become [if the overlay passed, an SUP would be required to get around the restrictions].  He talked about how a business can go through the 8-10 month process and STILL be denied, without having a chance to prove themselves. Neighborhoods can essentially band together and stop any business from going in for whatever reason, vindictive of a bad owner or otherwise.

Masterplan founder Willie Cothrum speaks against the late hours overlay.

MP: So how did the committee respond to all of this?

WH: ZOAC member Chad Benedict asked a lot of good questions about why this was necessary and laid out why he thought the proposal didn’t make sense. Supporters had tried to make a point about crime rates going down, but the committee essentially threw that out because of the lack of clear correlation. ZOAC Vice-Chair Margot Murphy also kept asking why and trying to determine the true reasoning behind this proposal from staff. And then they voted unanimously not to recommend the proposal, which was a real win for all the very vocal opponents of this measure!

MP: Thanks for taking the time to give us the insider perspective!

WH: My pleasure.

So now you’re up to speed on the overlay – but be sure to keep your eyes on this space for more updates on proposals that affect our community!

Masterplan Project Update: Costco

Very exciting, long-awaited news – the newest Costco opens today at Churchill Way and Coit Road!

Although there are already 10 stores in the North Texas area, this will be the first within the city limits, and we all know how Dallasites feel about having to drive to Plano…

The 148,000 SF warehouse-style building has fuel pumps, a pharmacy, bakery, deli, optical, and more. The project notably received $3 million in economic incentives from the city.

Masterplan’s work was instrumental to the site’s success. According to Dallas City Council Member Lee Kleinman, “Masterplan crafted a PD [Planned Development] that accounted for the needs of the surrounding residential community while allowing Costco to thrive. The collaborative process resulted in a win for the neighborhood, the City, and the client.”

Congratulations to everyone involved for their hard work on this case!

Masterplan President Karl Crawley with Costco CEO Craig Jelinek at the Dallas store opening.

 

 

 

 

 

 

 

 

 

SOURCE: Dallas Morning News 1, 2.

Past Projects in the News: Sherwood Forest

According to Steve Brown in the Dallas Morning News, a large rental apartment community is planned for a site Masterplan previously consulted on near Love Field.

Masterplan CEO Dallas Cothrum obtained a Planned Development District change of zoning for what was once called Sherwood Forest. The original client, ZOM, failed to close on the project.

“I’m glad to see someone using the zoning we obtained,” Cothrum said. “Looking back on it, this project failing turned out to be a harbinger of the Great Recession. At the time, I just thought it was a real estate setback, but it turned out to be much more.”

The end of the Wright Amendment in late 2014 opened up Love Field, and business in the area has subsequently been booming again! We’ll be interested to see what other projects get resurrected…