Battle Behind the Pink Wall: Why We Absolutely Need to Let Transwestern Redevelop Town House Row
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Robert Edelman’s Drexel Park Hollow hogs virtually every inch of dirt
Guest post by C.C. Allen
I attended the meeting Dallas City Councilman Lee Kleinman set up at the University Park United Methodist Church on May 28th. The purpose of the meeting was to have Transwestern update the community on its proposal to redevelop Town House Row, a street of twelve town homes that runs just east of Preston Road and is in the “Pink Wall” area, and an apartment complex . Interested parties were allowed to speak at the meeting, many of whom came from considerable distances outside the Pink Wall area. Lee Kleinman had to ask the “No” crowd, which exhibited frequent shout-outs that interrupted speakers, to show the speakers respect and courtesy. Some of the “No” speakers accused Transwestern of a lack of transparency and an undisclosed agenda, which seemed particularly out of place since the developer has had over 500 meetings with homeowners during the last year and has, from our view, exhibited a genuine sensitivity to the desires of residents of the area.
Such rudeness can be understood in view of the emotionalism displayed by many of the “No” residents, yet was unfortunate and unnecessary.
The main issues voiced by those who oppose any redevelopment outside the current zoning of MF-1(A) are those of privacy and density/traffic impact. I’d like to address these issues from the perspective of a resident of the Pink Wall area and as a long-time real estate professional:
-The current zoning for the general area was instituted about 60 years ago. A few farm homesteads in the middle of fields existed in what is now Preston Hollow. Lovers Lane was really a lover’s lane. No one with the city of Dallas could predict at that time that Preston Center, which is defined by the intersection of two state highways, would become such a vital hub. Nor could it be anticipated that Dallas’ population would grow to the extent that we need more housing for those who want to live close to one of the most important centers of Dallas.
-Under the current zoning, a developer could build right up to the setback requirement, and could have three stories of efficiency apartments looking down into single family homeowners’ yards to the north and the east. This type of apartment would likely attract a very different, and more transient, dweller to the Pink Wall area. The Transwestern plan includes a 70’ landscaped public park as a buffer between the proposed construction and the closest single family home. The park, plus the trees surrounding the new development, will surely go a long way toward providing privacy to the neighbors to the north.
-Have the homeowners in North Dallas forgotten that the residents of the 29-story Preston Tower and the 21-story Athena are tall enough to look down into properties for many blocks to the north and south of those buildings, and have done so for decades? Some of the residents in high rises have telescopes! When one lives in the neighborhoods of Southeast and East Preston Hollow, one also has neighbors with windows overlooking adjacent yards. True privacy is rare in the city under the best of circumstances.
-Most of the condos in the Pink Wall area were constructed to residential standards common more than 50 years ago, and were predicted to last about 50 years. As these properties continue to age beyond their anticipated lives, they require more and more funds to keep them in good repair. The majority of most of the HOAs in this area are composed of owners who don’t want to put any funds into updating of the common areas, and are willing only to be specially assessed for those items that affect the residents’ safety and comfort, such as roofs, plumbing, electrical, pool decking and tiles, and heating/air conditioning. This explains why the Pink Wall area looks like it does, and is why the home values are so low compared to areas immediately to the north. Preston Tower and The Athena, both high rises, were constructed to commercial standards and have a much larger resident base over which to spread the cost of maintenance, repairs, and improvements. These two buildings have done a good job of keeping their buildings maintained and the common areas updated. It could be argued that the overall condition of the Pink Wall residential construction has had a negative impact on the property values of the buildings that have updated their common areas and systems.
-All of us who use Northwest Highway and the roads that intersect it between Central and the Tollway have noticed the significant increase in traffic and much longer waits at lights over the last 18 months on these roads, as well as on roads all over Dallas. Some of the speakers at the meeting expressed a concern that the net addition of cars onto Preston Road at the Northwest Hwy intersection will result in substantially increased difficulty with traffic and more accidents. Patti Niles, a resident who lives on Averill Way, counted the number of cars from 8 AM to 8 PM on a weekday. She found that 40 vehicles per minute, which is 28,800 in a 12-hour period, moved into this intersection from the east and the west. Ms. Niles stated that the Transwestern proposal’s stated addition to the traffic, at 600-800 trips per day, would be a “drop in the bucket” compared to the amount of cars now using that intersection daily. Transwestern has generously offered to use part of its property and its funds to install turn lanes in order to facilitate the flow of traffic. We also understand that Jennifer Gates has taken on the task of working with the Park Cities to synchronize traffic lights, which should result in much greater ease in traffic flow through the area.
We see no real arguments against the Transwestern proposal, which has been developed with sensitivity to the privacy of the surrounding homeowners and with concern for the aesthetic appeal and amenities typical of most Preston Hollow properties. Transwestern has given commitments for sections of its valuable land, plus substantial funds, to alleviate privacy and traffic concerns. The traffic issues exist now throughout Dallas, and must be dealt with using the knowledge that more density is required as a city grows. Dallas is growing quickly. We must do what we can to get TXDOT, who maintains the highways, and the City of Dallas to find ways to alleviate an already-serious traffic problem in Dallas.
Perhaps the “No” people will realize that all of us who’ve weighed in on this issue love Dallas and our neighborhoods, and that we all want the inevitable change to result in growth that enhances the area’s best aspects. We’re fortunate that the Town House Row residents chose a developer who understands the character of this lovely area of Dallas and wants to maintain it. If we discourage such a quality developer, the new construction we might get under the current zoning may make all of us wish we’d rolled out the welcome mat to Transwestern.
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Excellent article with thoughtful comments. Thank you!
As an adjacent resident to the north and an opponent to the Transwestern deal, I would like to address some of the points in your guest post.
1. Everyone whom I have spoken with would welcome a development like Robert Edelman’s Drexel Park Hollow. We feel like it is the right density and fits in well with the neighborhood. It is 2-3 stories, a mix of owned units and rented units, with parking below. This is a far cry from the 3-6 story apartment development being proposed with 50% one bedroom units.
2. While you saw “frequent shout-outs,” I saw a mostly respectful crowd in which opponents outnumbered proponents by about 10 to 1 and a very shaky presentation by Transwestern that appeared sloppy and unprepared.
3. While Transwestern has had many meetings with area residents, there is no way that they have had 500 meetings. Also, while they may have “listened” to the concerns of the residents, they have not made material changes to their proposed development to address them. While taking the total height from 8 to 6 stories, it is still a far cry from the 3 story Drexel Park Hollow and was likely the plan from the beginning. (This is common in commercial development to lead with a number that is more than you are expecting … see e.g. Luke Crossland’s proposed development.)
4. Your assertion that, “under the current zoning, a developer could build right up to the setback requirement and could have three stories of efficiency apartments looking down into single family homeowners’ yards to the north and east” is misleading. Transwestern’s 70 foot “park” is the required setback and the required green space per city code. No developer could place a building closer due to the residential proximity slope. They are not giving more than is required.
5. The homeowners to the north have not forgotten Preston Tower’s and the Athena’s ability to look into yards to the north. Your argument is like saying, “the air is already polluted, what’s the difference if we build another refinery?” or “The boat is already sinking, why not add another bucket of water?”
6. This corner has the potential to add density in a thoughtful way. One of the great things about the area “Behind the Pink Wall” is its community feel and walkability. Think about how great it could be if someone were to build some modern 3 story brownstones or condominiums. Go visit what’s going on in the lower Greenville area or the State-Thomas area with regard to housing. Those types of modern, walkable developments are what make communities – not a drive-in, drive-out mid-rise apartment building that will be sold as soon as it is developed to a REIT whose goal is to maximize revenue and minimize costs.
7. The threat that someone else is going to come in and build efficiency apartments if we decline Transwestern’s proposal for change of zoning is ridiculous. There are several other upscale developers who expressed interest in this site. With the right scale, the neighborhood to the north would absolutely welcome them with open arms.
This is wrong development for this neighborhood. Or, put differently, this is the right development, at the right time, in the wrong place.
This post appears to be missing the caveat that the founder of this blog owns a condominium behind the pink wall.
Dear LB: No no no, I revealed that in the very first post in February https://candysdirt.com/2014/05/28/transwestern-kleinmann-host-final-town-hall-discussing-apartment-development-northwest-highway-preston-road/
and mention it often. You bet I own a property there and am conflicted on what this will do to my property value, hence I am undecided. I know our unit, The Seville, just underwent thousands in electrical repairs. Most of the condos have water cooler AC systems. Some owners cannot sell because buyers cannot get FHA financing because of new rules which require HOA’s to retain 10% in reserves for repairs. I do think many of these units need to be scraped. Question is, what should replace them? Higher density or the same density? Dallas is moving towards more dense living and walkable neighborhoods, residential living over retail. High density is the only way to do it because we are built-out. Plus we need to preserve water and resources.
Thanks for bringing this up. Like Laura Miller and Steve Wolens, I have a condo Behind the Pink Wall that is available for lease. Remodelled 2/2 anyone?
For Transwestern to say that they are unable to build within current zoning is showing either their limited ability as developers or their contract was priced too high. For the Town House Row group to agree to sell, the price had to be right and Transwestern needed height to offer it.
To say that homes that were built 50 years ago and must be torn down is ridiculous. Many of the homes built in the early 1940s in Preston Hollow (ie Deloache) are just as amazing today as ever. Yes, upkeep is required on homes but that’s a far cry from saying older homes should be torn down. Swiss Avenue has amazing homes built in 1912-1924. Would you say those have “aged beyond their anticipated lives?”
As the group says they’re selling no matter what, well, maybe a developer should look at as an example of what the community would support is Highland Gates on Katy Trail. Those are 3 story luxury townhomes. If Transwestern can’t do it, let’s let another developer come in who can.
The point the author was making about the former apartments (now condos) behind the Pink Wall were designed for 50 year life spans. You cannot compare condo properties to single family homes . Try getting a bunch of condo owners to agree on anything is an act of God. My parents live in a 20 unit building and my Mother, who is on the board, regales me with the continual drama associated with spending money on anything from major repairs to repainting the front doors. Most of these places have extremely high HOA fees because they have been poorly maintained throughout the years because the owners, many of whom are elderly, will not spend the needed funds to restore the property. Selling out makes sense in some communities. This business about privacy being destroyed is ridiculous. Transwestern’s proposed building abuts only 2 lots on Del Norte and both have large trees on the backsides. How is it that Drexel Hollow’s third story windows are not compromising the privacy of the ranch homes and duplexes behind them? No one has stopped the residents on DeLoache or the various streets from bulldozing their smaller scale homes and erecting so called McMansions in their place. Why should the condo owners be denied the opportunity to redevelop their property because of the whims of homeowners 4 and 5 blocks away.?
The over grown vacant lots FT Worth Ave and Colorado Blvd are an example of what happens with the surrounding neighborhoods raise a stink and run developers off .These folks who couldn’t wait to have the Garden apartments gone are now overlooking waist high thistles a stark landscape of decaying trees that have resulted in an eyesore of acres now neglected but once developed urban land . Looking at the shape the land stays in The results seem to be Instead of people thinking what could they build there they are asking what happen to what was there.
Prime real estate that no one wants to touch .
About the Northwest Hwy project ?Do I think neighbors should have a say ? Within reason yes. Should they be able to make major changes ? If they are that concerned BUY the Land .and fence it off for their own use
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Good analogy. Ft Worth @ Colorado is just like Preston @ NW Hwy.
Regarding Mr. Parks post, point #2 about the crowd being respectful at the last Transwestern meeting 5/28,
I believe you are the guy who, when Lee Kleinman approached you to let you know you had exceeded your time allotment to speak, pointed your finger at him and growled aggressively that your weren’t finished. You were truly hostile and showed bad form by taking time away from others who wanted to speak. I thought you were about to go postal. I’d hope I never witness you being what you define as being disrespectful. You shouldn’t be permitted to have the floor at any future meetings in my opinion.
That was NOT me and your post comes dangerously close to defamation. However, I will forgive you and the error.
I was not there, but that does not sound like James’ style AT ALL.
My apologies. I was misinformed about the identity of the man who behaved so badly. He remains an example of level of disrespect reached at the meeting, nevertheless.
I feel a Kumbaya moment approaching…
Something everyone failed to mention is the fact that the Drexel property was a loser. The numbers were too tight, the final product condominiums over-priced, and sales were slow, slow, slow. Because they couldn’t go higher and denser, Drexel was forced to build plain units on the inside, and frankly the outside is nothing to get excited about either. If a developer cannot make money (in our capitalist country), then why bother with the development? By going tall, and having more units to earn money, Transwestern can development a better (and successful) product, add amenities such as landscape areas, wide sidewalks, a turn-lane, and architectural beauty. By going the path of Drexel, we will have another lack-luster property serving as the gate-way to Preston Hollow. That is a major intersection, and Dallas needs a first-class develop (as Transwestern has proposed) there to beautify Preston Center AND Preston Hollow. Why don’t some of you people cry me a river, over a few extra cars? Transwestern’s development will improve the neighborhood, period, and some of you simply cannot understand that. Isn’t it proof enough that anything Laura Miller is opposed to, must actually be a good thing? Oh, and the six stories will not be looking into anybody’s single-family yard. Duh!?
The PHEHA and the PHSNA spokespeople are not serving well the residents of the Preston Hollow neighborhoods. Their constant streaming of “misinformation” is in poor taste and does not promote the well being of the community they purport to serve. True leadership of any organization or community involves conversation, recognition of its internal differences, and the guts to reach out to all in a spirit of compromise for the better good of all its constituents.
A wonderfully thought out post. Everyone who is curious about this situation should read it.