Friday, Jun. 06, 2008
Lakeside DFW Gets A-OK from FM Council, Finally
By Lyn Pry
Staff Writer
"It’s been a long process, and we’ve participated in it every step of the way," Hines Vice President Travis Overall said in a telephone interview with the Messenger on Tuesday.
Councilmember Jeff Tasker followed the official vote of approval with a thank you to the development company for its patience and perseverance in seeing the project through to a mutually beneficial conclusion.
"I commend Hines. ... They didn’t just cut their losses and leave," Tasker said. "They’ve given us [town leaders] everything we’ve asked for. Having this quality project to start off building in this area of Flower Mound will really be a kick start along [FM] 2499."
Overall presented the historical background and artist’s renderings for the Lakeside DFW project to the council. It started with the original "stacked-style" 18-story hotel with condominiums on the upper floors, to the present "stair-step" plan featuring a seven- and nine-story hotel with an 18-story luxury condominium tower adjacent.
Following the presentation, there was an audible in-take of held breath when Mayor Jody Smith asked if anyone in the public audience had any statements of opposition to the development; no one spoke. Smith then asked for any comments in support and several residents were quick to walk to the podium.
"It’s been too long in coming," Carol Kohankie said. "The background of high quality things that the owners ... the Stewart family ... have given to Flower Mound already, like Thanksgiving Park, will certainly make sure that this project will be of that same quality."
Flower Mound resident, Anne Robillard, triggered nods of agreement and smiles when she spoke.
"This four-star hotel will be wonderful for visiting friends, family and tourists," she said. "It will bring jobs, increase our tax base. ... Hines has done a good job of working with our unique situation up here."
Mayor Pro Tem Tim Trotter said he was not surprised at there being only about 30 audience members present, saying: "Folks have gotten frustrated with how long it’s taken to get this done."
He also said that the current design will have a much smaller visual impact than the original design in which the entire building mass was 18-stories.
"Having only the condo portion as the 18-stories ... means it’s only half the scope of the development. ... Now it will blend into the environment better. This is the first 'domino’ to spur growth in the Lakeside District."
When the Messenger asked Overall if the nine year journey for final approval was worth Hines’ commitment, he quickly agreed that it was.
"Flower Mound is very protective of what it has, but that’s one of the reasons why it’s so desirable," Overall said. "Every municipality is different and this development isn’t a simple thing. For our part, we’d like to thank all the supporters – for their letters ... through the whole process."
With council approval of the Master Plan 2001 amendment and rezoning request for implementation, Hines is moving forward with its financing and construction paperwork.
"We’re still on our target date to start construction in July, with a grand opening for the hotel in the first quarter of 2010," Overall said, adding happily, "I’m about to become very busy."
In a related item, approval was given for an agreement with Wiginton, Hooker, Jeffry Architects to begin designing Fire Station 5, which will service the Lakeside Business District. The station will be built on 2.5 acres located east of the new Flower Mound Community Activity Center and north of Spinks Road. Construction of the $3.2 million facility is targeted to begin in January with a completion date of November 2009.
The Town Council also gave approval of a site plan to develop the proposed Cross Timbers Village shopping center project on the southern corners of the Cross Timbers-Bruton Orand intersection.
The development will feature a Tom Thumb grocery store and a Walgreens drugstore as its main anchors. Before the council’s ultimate approval, however, the project’s proposed fencing styles and trees on the western boundary resulted in a lengthy debate.
It was finally pointed out, however, that the shopping center cannot officially open its doors until the Texas Department of Transportation construction on Cross Timbers/FM 1171 is completed. The initial finish date was set for 2011, but the contractor has already been delayed by utility complications.
The rezoning request – from agricultural to planned development with office and retail – for the Firewheel Village development was adopted by a 3-2 vote, which replicated the May 12 vote of Planning and Zoning commissioners.
The council’s vote followed lengthy opposition from adjacent property owners.
The list of concerns ranged from noise and light pollution from a proposed Denton Area Teacher’s Credit Union facility, to livestock fencing and tree removal along the west side of Long Prairie Road [FM 2499].
Mayor Smith reminded the council that a request for rezoning – not a site plan – was the agenda item under consideration. Council members Al Filidoro and Trotter voted against the request.
On June 21, 1999, Town Council, based on recommendation of Planning and Zoning Commission, approved Lakeside DFW site plan including general layout of roadways, buildings, parking and setbacks for office, retail and hotel intended use.
On May 2, 2005, Town Council approved Economic Development incentives contingent on a 380 incentive agreement providing a seven-year 100-percent rebate of hotel property and occupancy taxes, waiver of permit fees, reduced impact fees and a rebate of agricultural rollback taxes provided the developer create $45M in new taxable building value within five years; failure to do so returns all incentives.
November 2005, Hines had purchased the site and had an original design with an 18-story, stacked tower – floors 1 to 3 had public space and restaurants, floors 4 to 10 had hotel guestrooms, and floors 11 to 18 were condominium units.
In January 2007, construction was halted by unexpected costs on the Planning and Zoning Commission approved site plan for a hotel building with condominiums.
In July 2007, a new design by Rabun Architects of Atlanta is presented to a joint work session of the Town council and P&Z Commission. The new design features a separate 18-story residential tower near the two-teired seven and nine-story hotel structure. As such, the residential “accessory use” qualification cannot be applied and a Master Plan 2001 amendment and zoning change are needed.
In February 2008, Hines Vice President Travis Overall outlines in a Letter of Intent to Flower Mound Executive Director of Development Services Doug Powell, the developers plan for a two-phase, mixed-use resort and condominnium project consisting of an approximately 280-room hotel with two restaurants, a spa, feature pools including a lazy river and an 18-story residential structure with up to 65 for-sale condominiums.
At April 14, 2008 Planning & Zoning Commission meeting: Overall presented the new development design and answered concerns from commissioners such as blocked views of Grapevine Lake, Corps of Engineer property buffers to existing residences, building facade materials, window glass material, emergency vehicle access, hotel guestroom sizes, construction of the hotel whether the residential is approved or not, whether the development would connect to Flower Mound’s trail system, and moving forward with a Master Plan amendment prior to having an approved mixes-use ordinance.
Lakeside Business District Master Plan Requirements
Original: “Large scale commercial and/or light industrial development such ... retail, restaurants, hotel and similar uses service the commercial/industrial uses ... no residential land uses are included in this district.”
May 5, 2008 developer’s revision: “ ... no residential land uses are included in this district except for a luxury condominium tower within a hotel development.” Tabled by Town Council
Town staff revision: “ ... no residential land uses are included in this district except for a luxury condominium tower within a four-star hotel development to be located as 2900 Lakeside Parkway on ann approximate 9-acre tract with an approximate 2-acre portion of the tract to bee utilized for such luxury condominium tower.”
June 2, 2008: Flower Mound Town Council unanimously approves Master Plan 2001 amendment and rezoning request.
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