City Council Showdown:
August 4
Wal-Mart
vs.
Frisco's Award-Winning Comprehensive Plan
Our city's visionary Comp Plan is more than just a good idea.
Read it. Defend it.
BE THERE.
It is worth repeating how effective it was to fill the city council chambers with citizens who opposed the Wal-Mart SUPERCENTER at the corner of Hickory and Preston.
We stood vigil at the Planning & Zoning Commission meeting as they discussed the Wal-Mart SUPERCENTER application.
Ans, in spite of many naysayers who warned that our city’s officials simply give rubber stamp approval to business interests, there was meaningful discussion and, to the apparent surprise to many, especially Wal-Mart and their representatives, it was a tie vote needing resolution by the chairperson, Wilcox.
We feel certain that our city council members do not share Wilcox’s sentiments that our award winning comprehensive plan, which clearly outline the city’s plans for growth, is just a good idea that no one buys.
More than 100,000 residents and large swaths of businesses bought this plan, and we must insist it not be ignored now.
As we head into our final hours leading up to the city council meeting, we are all busily preparing and asking:
What more can be done?
If you haven’t already sent your thoughts, comments, and OPPOSITION to the Wal-Mart SUP to the Frisco City Council and mayor, please do so by writing to them:
mayorandcouncil@friscotexas.gov
Remember, it is our RIGHT to demand the City Council acts in accordance with Frisco’s own Comprehensive Plan, one which previous city council members, city staff, consultants and countless volunteers worked together to create. In chapter after chapter, line after line, there is clear opposition to this Special Use Permit (SUP) application for a 185,000 sq ft supercenter at this location.
Our city has zoned areas for BIG BOX development to encourage those areas’ selection for such a development as Wal-Mart is planning – no SUP required. We fully support Wal-Mart building another supercenter in our great city, but not on the eastern edge of our historic downtown area and on a residential street. Our city’s leaders made sure the only residential street leading in to the Eldorado Wal-Mart was closed. We demand other residential areas be afforded the same protections from inappropriate development.
Our own city leaders stated in the comprehensive plan that big box developments with large parking areas in front of them are not sustainable. For them to approve such a development screams of hypocrisy — today’s dollar gained trumping long term sustainability for the heart of Frisco, just like, according to the comprehensive plan, Plano, Richardson and Carrollton have done.
It is interesting to note that the agenda item following this SUP is for support of a request to Preserve America Designation to enhance and preserve the “destination” aspect of the west side of our historic downtown. We must demand the same attentiveness on the east side or our historic downtown.
The meeting begins at 6:30. Note that public hearings usually start around 7:30, according to the city website. Please attend.
Whether you want to stand up and have your say or simply show up to demonstrate that you are against the SUP,
YOUR ATTENDANCE IS CRITICAL to our chances of successfully defending against Wal-Mart’s SUPERCENTER in the heart of Frisco.
Invite your neighbors. Ask them to come. Discuss this issue and the permanent negative impact this development would have in our area and on Frisco.
We look forward to seeing you Tuesday evening.
FriscoFirst.org
After years of rumors that a Wal-Mart was planned for the northwest corner of Hickory Street and Preston Road, a company representing Wal-Mart submitted site plans to the city in 2008.
Since the site is currently zoned for up to a 70,000 sq ft big box, the developer held a public meting April 22, 2009, and subsequently submitted an application for a Special Use Permit in order to build a 185,000 sq ft Wal-Mart Supercenter on April 27.
Many neighbors along Hickory Streeet, especially from Preston Road to S County Road and between Main Street and Stonebrook Parkway, are firmly opposed to approval for a special use permit to increase the size of big box permitted in the neighborhood.
Opposition stems from the immediate and negatve impact such a development would have on the residences and roads behind the property, permanently damaging the neighborhood character of this well established area.
These residents look forward to welcoming a responsible, smaller commercial development into the neighborhood, while carefully evaluating and working with the businesses located at the intersection of Hickory and Preston to mitigate possible traffic problems for the area.
The current zoning for 70,000 sq feet is a substantial addition to the neighborhood; certainly, it is the largest feasible for such a location.
Grass Roots
Neighborhood Meeting
Learn about the Wal-Mart Proposal
First United Methodist Church
Wed, June 24, 7 p.m.
It's our turn to really discuss the issues --as neighbors. Not at a city meeting. Not at a developer's meeting. It's our turn.
It's our turn to meet ... as neighbors
Several of us have worked to learn about the proposed Wal-Mart project, but more want to be involved. Each person wants to know what's been done, what's been studied, looked in to, considered, discarded or pursued. Every person has ideas from their perspectives. We want our group to be cohesive and clear. Let's get together and discuss what we like, dislike, worry about and, most importantly, directly oppose.
One of our neighbors, the First United Methodist Church, has generously agreed to let us use their facilities so we may come together and discuss this issue. They are not proponents or opponents of this project, but as neighbors, they support our efforts to discuss issues that effect our neighborhood. Please consider bringing a donation for the use of their facilities.
Several folks will give an overview of what history we know, status of and process of applications with the city, neighbors' voiced concerns and opinions, and possible strategies to achieve the goals of our neighborhood members. We need folks to contribute ideas, expertise, and, especially, time. Q&A will follow, with a brief wrap up.
Meeting time is over at 8. Promptly.
If you have childen who will come but NOT be interested in being a part of this, please email me at info@FriscoFirst.org. I'd like to organize a loose babysitting corner for older kids (like mine) or adult volunteers to quietly entertain and occupy younger kids during the meeting. The facility is a gym, so children will be in the same room.
Please, tell you neighbors.
Planning & Zoning
Committee Meeting
Wal-Mart agenda item
July 14
It's official: notices were mailed and the Wal-Mart SUP application will be discussed at the July 14 P&Z Meeting.
It is CRITICAL that EVERYONE opposed to the SUP come to the meeting to let their wishes be known and their faces seen.
Planning & Zoning Commission Meeting, City Hall Council Chambers, 6:30 p.m.
We can defeat this application
We MUST show up in great numbers to visibly demonstrate our opinions.
Planning & Zoning Commission Meeting, City Hall Council Chambers, 6:30 p.m.
Planning & Zoning
Committee Meeting
Wal-Mart agenda item
"Pushed" to
July 14
If it feels like a moving target, that's because it is.
This can be an effective strategy for minimizing the impact of the
opposition's momentum against the Special Use Permit application.
More confusion = fewer attendees.
The date may still change,
so stay atop news by
checking website
and joining email group:
send email to
info@FriscoFirst.org
City Hall, City Council Chambers
Wal-Mart must get a Special Use Permit (SUP) to build a 185,000 sq ft big box development where there is currently a more neighborhood-friendly, neighborhood-sized 70,000 sq ft big box zoning allowance.
Attend the city's Planning & Zoning Committee meeting to let your voice be heard (and your face seen!).
Wal-Mart/Developers'
Neighborhood Meeting
Representatives of Wal-Mart held
a meeting at the Chamber of Commerce
to update interested parties on
status of proposed
Wal-Mart project.
June 18 • 7 p.m. • 6843 W Main St.
This was a good opportunity to ask questions directly to Wal-Mart's representative and become more informed about the proposal we oppose in our neighborhood. Unfortunately, the representatives were not authorized to make any decisions on behalf of Wal-Mart, and were unable to adequately explain any Wal-Mart policies other than standard, textbook responses.
Public Hearing – 4/22/09
Proposed Wal*Mart on Preston between Gary Burns & Hickory
Frisco Chamber of Commerce
Community Room
With commentary, Woodstream Hills Neighborhood Assoc.
Wal*Mart must get a Special Use Permit (SUP) to build in the Allegiance Development Property on Preston between Gary Burns & Hickory. And our ELECTED OFFICIALS will be the ones who approve this Special Use Permit (SUP). Other neighborhoods have successfully prevented Wal*Mart from building their super stores. We can too but only if we work together to make sure our elected officials know our wishes.
Read below, or download full document in .pdf format HERE.
Background:
The property under consideration is the 36\-acre site between Hickory Street to the south and Gary Burns to the north, and Hickory Springs Village to the west and Preston Road to the east (NW corner of Preston and Hickory Street).
Currently, this property is zoned retail big box – with the “big box” allowed no larger than 70,000 sq feet.
It is owned by Allegiance Development; Wal-Mart has a contract on the property based on approval of a Special Use Permit (SUP) to allow the larger size.
Wal*Mart’s Special Use Permit (SUP) application based on what we heard April 22:
Since this property is zoned for just a 70,000 sq. foot big box, Wal*Mart needs to get a Special Use Permit (SUP) to build a 185,000 sq foot building.
This is a so-called “Super” Wal*Mart (although they no longer refer to this type of store as “Super”). It will include groceries, general merchandise and a garden center but will NOT have a tire and lube center. This size is a bit smaller than their store at FM 423 & Eldorado. This will be a 24 HOUR store.
The site plan shows their building on the western side of this parcel (nearest the green-roofed condominiums) and will use approximately 20 acres of this site. The remaining 16 acres will be offered as pad sites for other businesses.
The setback from Hickory Springs Village will be approximately 35 feet. In addition – an 8 foot masonry fence will be built on the Hickory Springs Village property line. Trees will be planted between this fence and the service road.
Current plans are to route delivery trucks onto Hickory to a service drive-way entrance for Wal*Mart. Wal*Mart states that no deliveries will be made between 10:00pm and 7:00am and they have a “no idle” policy for their trucks.
They will have 3 loading bays – each will be screened by another masonry wall.
As part of the SUP process – Wal*Mart is required to provide a traffic study of the area. Wal*Mart did not divulge the parameters of that study. We contacted the City and the intersections under review in this sturdy are: Main & Gary Burns; Preston & Main; Preston & Hudson; Preston & Hickory; Preston & Rolater; Hickory & Woodstream; Hickory & S. County; Hickory & 5th St.
Wal*Mart will probably request the installation of a traffic light at Hickory & Preston. But the main entrance for the store will be off Preston by the Burger King.
They estimate the number of parking spaces on this site plan to be around 850 – approximately 100 more than required by the city. Estimated number of customers each day is 2,500.
If the SUP is approved, they said they expect construction to take approximately 10 months.
Wal*Mart expects to submit the SUP application on Monday, April 27th. This should be available for public view once it is filed with the city.
The application would then go before the Planning & Zoning Advisory Committee and, if approved there, then go on to the city council. Wal*Mart hopes to have the SUP to P&Z by the end of May and to council approximately 3 weeks later. I’m not sure but I think that even if P & Z doesn’t approve their application – they still have the right to go to council for approval.
Preliminary information on the site is available at the city website HERE.
Neighborhood Concerns – Possible Solutions
Hickory is a residential road. It currently does not allow truck through-traffic. Wal*Mart is proposing to use this road as the route for their delivery trucks rather than route these trucks off Gary Burns which is commercial and where there’s already a light at Gary Burns & Preston.
A light at Hickory would more than likely increase cut-through traffic between Preston and Main St. since it would provide motorists a way to avoid the traffic congestion at Preston & Main or Preston & Gary Burns.
A light at Hickory would cause more stopping and acceleration at this intersection – which would increase the noise associated with this intersection.
The Acker Special Program Campus of the Frisco ISD is on Hickory – increased traffic in front of this school could be hazardous for students attending this school. Furthermore, there is a busy school crossing for Bright Elementary school students at the corner of Hickory and Woodstream.
Possible solution: Use Gary Burns as the entrance point for delivery trucks. City should review traffic calming options for Hickory so it does not become the route of choice for cut-through traffic. A light should NOT be placed at Hickory & Preston.
Is 35 feet an adequate setback from Hickory Springs Village (green roofed condominiums)?
Possible solution: Increase the setback to create a greenbelt behind the store with a sidewalk and integrate this with the retention pond to make a pocket park for the residents adjacent to this site. Have the retention pond become a water feature with a fountain. A fountain would help mask the noise this location is going to create. Wal*Mart should be required to take care of this area as well.
Too many parking spaces cause more runoff and will create heat islands and the concrete will reflect light from parking lot lighting into the night sky.
Possible solution: Provide spaces at the minimum sq ft requirement in the city’s ordinances. There’s no need to have spaces you think you’ll need on Christmas Eve every other day.
Why Wal*Mart thinks we should support their SUP:
Wal*Mart states that since this is already zoned big box retail – if they don’t go in there it might be a tenant that does who is not as sensitive to the concerns of its neighbors. Note: a 70,000 sq foot retailer is less likely to be open 24 hours seven days a week.
Wal*Mart states that it’s unlikely that whoever develops this property would not provide as large of a setback as they are from Hickory Springs Village. This may or may not be true.
Wal*Mart contributes to the tax base and provides jobs. Yes, they do provide tax dollars – and jobs – but very low wage jobs.
Wal*Mart contributes to the community and wants to be a good neighbor. Yes, they built a building in Safety Town – but this should be expected of any corporate citizen as standard practice.
Why we should NOT support the Wal*Mart SUP:
Hickory & Gary Burns are not designed to handle the traffic this location will generate. It will create even more cut-through traffic though our neighborhoods.
Storm water is of great concern – can the tributary of Stuart Creek that runs along Hickory handle the additional run-off from all this concrete? Plus Wal*Mart has a checkered reputation with the EPA when it comes to groundwater pollution and this tributary eventually enters Lake Lewisville – a water source for much of the Metroplex.
Does Frisco really need this Wal*Mart? We currently have a vacant Brookshires, a vacant Albertsons, and a vacant car dealership within 2 miles of this location. Surely, Wal*Mart has done their due diligence on this location – but what if this location does not succeed? What will we be left with?
Wal*Mart has a reputation of not taking care of their physical plant after being open several years.
Older, established small businesses are concentrated in this area. Building a Wal*Mart at the proposed location will likely put those out of business, not only costing the business owners and employees with their livelihoods, but the unique and interesting downtown area that has been so well preserved so far in Frisco will very likely be completely eliminated.
This location does not meet the standard for this type of retailer in Frisco’s Comprehensive Planning Document. It was hoped that Big Box retailers would locate at the corner of major intersections.
How to get involved:
Join the Woodstream Hills Neighborhood Association listserv. Email: WoodstreamHills@gmail.com* to join. Public meetings concerning this SUP’s progress will be sent to all list members. A neighborhood meeting may be organized prior to the P & Z hearing.
Share your concerns with your neighbors and friends.
Attend the Planning & Zoning & Council Meetings when this is discussed to share your views.
If you need additional information you may contact: Jeanne Patterson, 214-213-5631.
*or you may subscribe by entering email under stop sign image at top left (Yahoo Groups prompt).
email from June 12:
Dear Neighbor,
We will be hosting a second Neighborhood Meeting next week to give an update on the status of the proposed Walmart project. The meeting will be held at the Frisco Chamber of Commerce (6843 W. Main St., Frisco, TX ˆ same location as the first meeting), beginning at 7:00 PM, on Thursday, June 18, 2009.
Please pass this invitation along to those in your community who may be interested. We look forward to seeing you next week. Please contact Dan Millner (daniel.millner@kimley-horn.com) or myself if you have any questions.
Best regards,
Ryan Safford, P.E.
Kimley-Horn and Associates, Inc.
5750 Genesis Court, Suite 200
Frisco, TX 75034
(972) 335-3580 office
