08 Jun PEPPER SQUARE COMMUNITY SURVEY RESULTS
Pepper Square Resident Survey Results
Thank you for taking the time to complete the survey.
The results of this survey were similar to the results of our earlier surveys. However, this survey was useful in that it refuted that claim that “residents preferred the proposed development plan (1550 apartments) versus leaving Pepper Square as is.” The survey made clear, even in the scenario where Pepper Square remains as is, that residents are strongly opposed to the development plan Henry S. Miller (HSM) and Master Plan are promoting.
Survey Results: The survey was closed on April 24th and had 1108 respondents.
Question 1: What is your preference for Pepper Square?
(Part 1 of 3)
No zoning change – remain Community Retail – no multi-family, Pepper Square IS TO BE RENOVATED to include additional retail…
– Strong Preference 73.2%
– Acceptable 17.9%
– Not Acceptable 9.0%
(Part 2 of 3)
Re-zone to high density mixed-use (proposed by Henry S. Miller) 400 to 1550 multi-family units, retail shops, 5, 7, and 12-story…
– Strong Preference 4.0%
– Acceptable 5.2%
– Not Acceptable 90.7%
(Part 3 of 3)
Re-zone to low density mixed-use – maximum of 400 multi-family units, retail shops, limit building height to 4-stories.
– Strong Preference 12.2%
– Acceptable 42.6%
– Not Acceptable 45.2%
Question 2: Would you prefer that Pepper Square NOT be re-zoned and NOT renovated vs. re-zoned and renovated?(check all that are acceptable)
Not re-zoned – remain Community Retail – no multi-family, Pepper Square IS NOT RENOVATED and would remain in its current state
51.5%
Re-zoned to high density mixed-use (proposed by Henry S. Miller) – 400 to 1,550 multi-family units, retail shops, 5, 7, and 12 story buildings, 2-acre park
6.7%
Re-zoned to low density mixed-use – maximum of 400 multi-family units, retail shops, 4 story buildings
41.8
The survey helped us refine the neighborhood’s position.
Based on the survey, the neighborhood’s strong preference is for Pepper Square to be renovated and remain a retail only shopping center.
The survey results bear this out. After two or three years we might be willing to revisit that “acceptable but not preferred” option if nothing has changed, but until then, the survey made clear, even in the scenario where Pepper Square remains as is, that residents are strongly opposed to the current development plan Henry S. Miller and Master Plan are promoting. Therefore, residents are willing to wait and explore other development options versus the plan Henry S. Miller (HSM) and Master Plan are promoting.
Please provide your thoughts / feedback concerning “the neighborhood’s strong preference for Pepper Square to be renovated and remain a retail only shopping center”.
Shortly after the completion of the survey, neighborhood leaders from the closest homeowner and neighborhood associations met with Council Member Jaynie Schultz to review the survey results and make clear the neighborhood’s position. Unfortunately, the neighborhood and Miller (the landowner) / Jaynie Schultz (our District 11 Council Member) are still far apart in what we want to see for Pepper Square.
Jaynie asked that the Pepper Square Neighborhood Coalition (PSNC) neighborhood leaders email her directly confirming their endorsement of the survey results.
In a separate email, I will reach out to the neighborhood leaders to encourage them to email Jaynie.
Miller’s Development Proposal for Pepper Square: Although the area to be rezoned now excludes Trader Joe’s & Hobby Lobby, the current proposal is essentially the same as the original. The landowner still wants to build 1,550 apartments to be housed in three buildings. Specifically, the rezoning request is still seeking approval for a mixed-use development to be built over ten years. To review Miller’s current proposal please click here.
Pepper Square Issues:
• The proposed plan calls for a very dense development at 100 apartments per acre. This is significantly more density than other nearby mixed-use developments, such as Preston Hollow Village (I-75 and Walnut Hill).
• Buildings of 7, and especially 12 stories, are out of character for our neighborhood.
• The “retail only” option, which has worked well at Hillcrest Village Shopping Center, is not even being considered for Pepper Square.
• The Preston – Beltline intersection is one of the worst in Dallas. Furthermore, the North Texas Council of Governments (regional traffic authority) confirmed that near this intersection, Preston Road carries more traffic than any other stretch of Preston Road from LBJ to Plano.
How can I get involved and help?!
Events over the next several months:
1. Please attend the Pepper Square Neighborhood Coalition’s neighborhood meeting. The meeting will update residents regarding the Pepper Square rezoning negotiations, as well as gather feedback from residents regarding their desire versus what is acceptable for Pepper Square. Date to be determined.
2. In a separate email we will ask that you please email and call the Dallas City Plan Commission (CPC) and attend the Pepper Square re-zoning hearing at Dallas City Hall. Date to be determined.
3. Also in a separate email we will ask that you, again, please email and call the Dallas City Council and attend the Pepper Square re-zoning hearing at Dallas City Hall. Date to be determined.
4. Get engaged and vocal regarding the ForwardDallas plan and your neighborhood, see below.
We have been meeting with Miller, Master Plan, and Council Member Schultz for two years. The neighborhood’s concerns are still largely being ignored. The only leverage the neighborhood has to influence Miller’s proposal is to make our voices heard at the City Plan Commission hearing and, subsequently, the City Council hearing.
ForwardDallas
ForwardDallas (FD) is a separate, distinct issue from Pepper Square. However, I mention FD because residents need to be aware and vocal about the FD city-wide plan currently being developed. When FD is adopted by Dallas City Council, this plan will influence future zoning decisions throughout Dallas. Unfortunately, the current draft of FD has provisions that, left unchanged, could do great harm to Dallas’ single family neighborhoods (SFN). Some at Dallas City Hall wish to significantly increase density (think apartments) in Dallas’ neighborhoods. The current draft of FD would allow townhouses, duplexes, triplexes, multiplex and auxiliary dwelling units (ADUs) in SFN “by-right.” Meaning it would be very difficult for existing residents to stop an adjacent landowner from building a multi-unit structure on a lot in your SFN. (See the attached “Time to Take Action NOW!”)
Action Items: Show up and/or email the City Plan Commission (CPC) asking them to “pause” adoption of the FD plan.
The CPC will host its final public hearing on FD this Thursday, May 9th, at Dallas City Hall in the council chambers from 6 p.m. until 9 p.m. We need many residents to email and/or show up at City Hall and voice concerns about the potential of ADUs, townhouses, duplexes, triplexes, and multiplex being built in existing single-family neighborhoods and next door to our homes. Without a strong show of opposition, CPC commissioners will likely approve the FD plan. We plan to arrive early to greet you and others in the flag room outside of the council chamber and provide you with a label to wear that reads, “Pause ForwardDallas!”
Thank you for being concerned about our community.
Sincerely,
Matt Bach
Pepper Square Neighborhood Coalition (PSNC)
Pepper Square Neighborhood Coalition:
Mark Powell
Posted at 04:28h, 29 JuneI’ve lived off Berry Trail for 11 years. There is a definite charm, character and historical significance in this area. Berry Trail was so named because the owner of the property in the early 1970’s allowed people to walk the trail and pick the wild berries along the trail for a small fee. I bet she was trying hard to pay taxes on this expensive and beautiful land.
This area is still rich with wildlife who have somehow found refuge here, and mostly live in peaceful coexistence with us humans. Occasionally we have hungry coyotes roaming around trying to prey on domestic animals, but pet owners around here are learning how give coyotes respect without giving them their pets!
I mention the importance of keeping this environment healthy and safe for humans and animals to enjoy together, but when one species becomes too greedy, and threatens the balance we currently have with this area, it’s time to stop the potential exploitation in it’s tracks!
A remodeled and improved Pepper Square is obviously a wanted option by most residents around here, but it should be done without adding ANY high rise multi-family housing monstrosities like Chicago, New York, and Los Angeles are plagued with.
Too many people crowded into one small area, creates traffic, noise and air pollution. It strains city services and schools to an extent where people feel helpless and trapped. That’s when mental illness, violent crime, drug abuse and trafficking begin! It’s why so many overcrowded cities become more like trash compactors, filled with human beings that have been turned into garbage by their environment!
Our city planners and officials understandably want good revenue for their communities, but overwhelming the natural balance by overbuilding and overcrowding will in the long run lead to our community’s destruction!
The loss of the current environmental symbiosis we humans need for good mental health would be devastated by such ham-handed building monsters. This area needs finessed planning with enticements to encourage a higher class of professionals to work and live together in our area. Those interested in improving the area for everyone, need to step up, replace the outdated structures of the 70’s that never enticed business to move in, or ordinary folks who live close to Pepper Square to be interested in it.. We need new construction innovations that blend our living and working space into the beautiful natural beauty this area offers.
Another important factor is the infrastructure of our N. Dallas community is already burdened by high traffic congestion, and during the high heat of summer we already have rolling blackouts, from an overtaxed electrical grid! Imagine the power requirements for thousands more people and the businesses needed to support them? Imagine school districts suddenly realizing they don’t have enough resources and school buildings to support all that is being proposed by one humongous population explosion proposed by people who don’t live near here, and probably don’t care about anything other than the bottom line of what their Frankenstein creation will put in their bank accounts.
The overbuilding and overpopulating will force higher taxes (which are already outrageous in Dallas, and would lead to many including myself to move away). Energy company prices would skyrocket in very short order due to higher demand with less supply than already available.
Pepper Square would serve this community best by drawing business and restaurant owners who find appeal in this mostly sedate residential area, with parklands, streams and tributaries of the Trinity River which has supported North Texas residents since before Texas was Texas. The Native Americans and Mexicans lived and used this environment for their benefit long ago.
Why don’t you ask some of those people what their ancestors would appreciate being built in Pepper Square? I imagine a thriving arts district similar to what Santa Fe enjoys, with fine eateries and beautiful architecture to lure people into a world nearly forgotten but loved by so many.