NorthRock Apartments are under construction.
If the changes are approved, it could mean a delay in the construction of a promised public trail behind the property.
The very original plan was to build four floors and six-hundred-plus units, a high-density multifamily building. Then developers, Prescott Realty, announced plans to change it to a middle-density, 365-unit, three-stories property.
The bones are in place. The name of the community is NorthRock Lake Highlands. So far, they look pretty nice. The web site is. And one of the exciting things for the neighborhood at large is the promised public hike and bike trail that, by the latest approved plan, the NorthRock builders must construct along the east side of the property — it will connect to the Lake Highlands Town Center trail and park and to the White Rock Creek Trail on the other side.
But the site owners recently requested rezoning that would allow, among other things, the removal of the required hike and bike trail from the planned development. At first blush, this will be upsetting to at least a few commuters, cyclists, and joggers who have been eagerly anticipating said trail section, based on my scattershot conversations with neighborhood residents.
But according to the folks at the city’s development office, the trail is still planned. It just won’t be done before the attached apartment community is finished, and the apartment developers, if this is approved, will not be responsible for funding or constructing it.
Here’s why: In 2010, the North Central Texas Council of Governments selected the Lake Highlands TOD Connectivity Project for up to $2,774,222 in sustainable development program funds — this project’s scope includes intersection improvements at Skillman and Walnut Hill and a bike and pedestrian trail connection from the Lake Highlands Town Center to White Rock Trail to the south. Based on that information, the request to remove the trail from the NorthRock planned development, assuming that the NCTCOG funds will cover the construction of their trail, makes perfect sense. (Other documented reasons for the request include “construction scheduling for the existing multifamily development.”)
However, according to the plan commission’s rezoning recommendation: “At this time there is some uncertainty as to whether the NCTCOG funds may be utilized for this portion of the trail given interagency contractual provisions and uncertainty of total costs until the design phase begins. Interagency staff and the developer are working closely to explore options for implementation.”
In other words, no one knows if this east-of-the-North Rock Apartments portion of the Lake Highlands to White Rock trail is eligible for these funds. No one knows yet how much this trail section will cost or who has to pay for it. And the design phase apparently has not started. (Editor’s note: Who will fund the “design phase”? I have followed up with the city on that question and will update when I know).
The documents go on to state that if the trail is not eligible for funds, the developer will “be eligible for a portion of TIF reimbursement toward the cost of that trail segment.” (The property is within the Skillman Corridor Tax Increment Financing District and is eligible for up to $4,000,000).
The Dallas Plan Commission recommends approving the request to remove the trail from the planned development, but notes that “this requirement will remain as part of the commitment to financing assistance granted through the above referenced TIF development agreement.”
The other proposed changes to zoning at this property include allowing the removal of a previously planned deceleration lane on Skillman; due to a reduction in density and a change to the location of the apartment offices, developers say they no longer need it.
The other requested change is related to the encroachment of hanging patios and stairs into yard within the apartment community. “This encroachment, while minimal, is typical of recent trends in multifamily developments with ground level accessible units,” according to the documents.
Updated at 12:30 p.m. From Prescott Director David Dierkes: If the public partnership is unable to construct the proposed connection trail, NorthRock will be required to construct the trail adjacent to the east property line before the property can receive any TIF reimbursement; therefore, the hike and bike trail requirement is being removed from the zoning and is being added to the TIF agreement.
The plan commission has moved for approval and the rezoning will go before the city council next. Input from Lake Highlands residents may be directed to Sue Hounsel via sue.hounsel@dallascityhall.com.
