Trammell Crow talks about plans for a development near Glencoe Park

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Last we heard, neighbors near Glencoe Park were collecting signatures in hopes of putting the brakes on a proposed zoning change from developer Trammell Crow Residential.

Tramell Crow (TCR) has been in serious talks with Brooks Partners, who owns the land along Ellsworth, Winton and Anita, adjacent to Glencoe Park’s northern boundary, where 34 duplex properties are currently located.

TrammellTrammell Crow has the properties, which are a stone’s throw away from Mockingbird Station and the up-and-coming Katy Trail Extension, under contract, but it’s contingent upon a zoning change that would allow them to turn said duplexes into a 330 unit, high-end apartment complex.

According to Burt Zinser, president of Glencoe Park Neighborhood Association, neighbors aren’t happy about it.

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“It would increase the density by a significant multiple,” Zinser told us in January. “Density impacts us because the only way in and out of the neighborhood is on McMillan, where it intersects Mockingbird. There’s already a lot of traffic at that stop sign.”

However, Matt Enzler, the managing director of  Trammell Crow, says the development would only slightly increase traffic in the neighborhood, according to a recent traffic study.

Trammell Crow contracted the DeShazo Group to conduct a traffic impact analysis for the area, and the results show the proposed multifamily development would increase overall traffic by 102 cars in and out of the neighborhood every morning and evening. At the McMillan and Mockingbird intersection, the intersection neighbors are most concerned about, there would be an added eight second delay.

TCR has been talking with neighbors about the planned development, Enzler says. They gave the neighbors the results of the traffic study last week, and they’re waiting to hear back.

“We want the neighborhood involved. We want it to be something that they want as well,” Enzler says. “We feel good about this being the right thing for that area.”

The close proximity to Mockingbird Station, the DART and Katy Trail makes the property in question a hot commodity, and Trammell Crow wasn’t the only developer to set it in its sights. Brooks Partners turned down several offers with other developers before finally giving TCR the OK.

“The tough thing is that the zoning in place — the zoning for duplexes — has been in place for 80 years, before DART was even around,” Enzler says. “The city is evolving. The city is going to grow from six million people to 12 million people in the next 20 years, is what they’re saying.”

Enzler also pointed out that, if Trammell Crow receives the zoning change it’s after, it would file a “planned development,” which means TCR will submit a plan to the City of Dallas, and the City will make sure TCR builds exactly what it submitted, to the letter.

“It’s a mechanism that’s put in place to protect the neighbors,” Enzler says. “It gives us very little leeway to change anything.”

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  • Ida Dont Believe Yu

    Imagine that – Trammell Crow pays for a parking study and the results say that the increase in traffic is small and that the adjacent neighborhoods will not be affected.

    I’ve read the traffic study and Mr. Enzler from Trammell Crow apparently can’t correctly state what those results actually say (“…the proposed multifamily development would increase overall traffic by 102 cars in and out of the neighborhood every morning and evening.”). The traffic study clearly states that there will be an increase of 130 cars during the 1-hour peak rush in the morning and an increase of 158 cars during the 1-hour evening peak. For those of us who passed 2nd grade math, that’s a total of 288 cars for just a 2-hour window on a single weekday. What about all other times of the day and on Saturday and Sunday?

    Another untruth or failed 2nd-grade math result quoted from Mr. Enzler in this article is: “The tough thing is that the zoning in place — the zoning for duplexes — has been in place for 80 years, before DART was even around.” Wrong again Mr. Enzler. In fact, this property was zoned Single Family originally and was up-zoned to Duplex in the 80s.

    Something not clearly pointed out in the article is that the ONLY way to enter and exit this proposed development is to drive INTO THE NEIGHBORHOOD via McMillan (by the Taco Bell) from Mockingbird or via McCommas from Central Expressway or Greenville Avenue. This proposed complex will have no direct access to Central Expressway or Mockingbird Lane due to the Storage Unit property on the west and the Business Strip Center property (Burger King, Whole Earth Provisions, Jason’s Deli, etc.) to the north. So in affect, this proposed complex is land-locked with the only ingress/egress through the neighborhood via McMillian and McCommas.

    It’s always interesting how every developer and zoning consultant who wants to “up-zone” a property (i.e., increase residential density or commercial use from current zoning) says that they want to have the neighborhood involved and “do what’s right by the neighborhood.” Mr. Enzler may not have passed 2nd grade math, but at least he was awake in his Zoning Change/Public Manipulation 101 class and remembered to say “We want the neighborhood involved. We want it to be something that they want as well.” Well if that’s truly the case Mr. Enzler, then you and Trammell Crow will: (1) stop misleading the public in new articles such as this; (2) pay attention to the 300+ (and growing) signatures from residents in four different neighborhood associations (i.e., those of us who live east of Hwy 75 and not over in HP and PC) who are opposed to your project; and (3) pull the plug on this terrible idea immediately so we can all quit wasting our time.

  • Judd

    DART did so well for the northpark area we should definitely focus on that. We can have a neighborhood party to make signs that say pull up your pants.

  • Los_Politico

    Not everyone drives the same direction

  • nwilson

    I just don’t get where they see a proposed increase of 102 cars when they are looking at building 330 high end apt in place of 34 duplexes. Even if there are 68 vehicles associated with the duplexs (2 per duplex) and assuming even 1 per apartment, that’s a 268 car difference.

  • Los_Politico

    I say do both!

  • downtownworker

    Trammell Crow would have a lot more support from the neighborhood if instead they would buy out that hideous Public Storage building and replace it with a mixed-use development facing the Katy Trail extension.