Circle C Neighbors

Mini Storage - good; Wal-Mart - BAD; ....HEB ????? - PART 1

Early spring, several homeowners spoke out against the extension of Escarpment to Hwy. 45. Within a ten day period, over 360 persons signed a petition acknowledging their disapproval. The Board stated this was a minority showing. This summer, our Board established a committee to determine the neighborhood's opinion about the proposed Wal-Mart. In a six week time period, approximately 320 person responded to the Wal-Mart questionnaire. There were about 275 persons that spoke out against the proposed Wal-mart. Our Board called this an overwhelming response against the proposed ''Big Box.''

Now that Wal-mart has decided not to move forward with their proposal, we are being told that, on a separate parcel of property, we have the only option of an HEB or apartments. I find it puzzling that our Board tells us it is one way or the other. There are many other feasible options. We can, as proven by those efforts to speak out against Wal-mart, influence what would be more appropriate.

I design creative environments for a variety of clients. I am an architect. Since starting our company, a TPC residential community homeowners association in Tennessee has been my longest standing client. I work closely with both residential and commercial developers (currently planning a $250 million mixed-use commercial development). Stratus is in the development business. Ultimately, they want to be profitable. Their development, if it is commercial, will be successful based on our residents financial support. We can impact what they develop by telling them what we would support.

A box of HEB is one option but I think there are many other appropriate uses. I believe that the planners of our community missed a key element of a modern community living. We have no town center. There are many examples of well planned communities to use as a successful precedent. If our developer missed that basic concept in the master plan, then why not allow Stratus to provide it and profit for providing it? That central location is perfect for such a PLACE.

Wal-Mart - BAD; HEB ????:PART 2

Mini Storage - good; Wal-Mart - B A D; ....HEB ????? - PART 2:CONCLUSION

Yes, it is about creating a sense-of-place. I'm not speaking of free-standing parcels or a strip shopping center. My recommendation is to define a community center. A place that has services that encourage people to gather. It can be well designed commercial space with housing above. What kind of commercial space? Here are some initial thoughts: Postal center, two-screen Movie theater, Coffee shop, Soccer/Bike/Running Retail, Dry Cleaners, Quality Restaurant(s), Community meeting space, Specialty Grocery Store (i.e. : Dean and Deluca), Movie/book Retail, Day Care, and Wellness/Fitness/Spa/Gym.

Take a look at the site plan that was sent out in the newsletter (back page). The site plan I see has an open space at the northeast corner of the intersection of Escarpment and Slaughter Lane. The way it is illustrated leaves me to believe that is the detention pond. You know those fence areas that are being constructed along Slaughter Lane just east of this area where the Information Center once operated. Before long, the north side of Slaughter is going to be fenced. (At least Wal-mart recognized that detention belongs in discreet areas and not at the front door of a development.) While you have this site plan out, look at the other structures shown. These appear to be a series of freestanding buildings on separate parcels. They could be anything including standard fast food stores, convenient stores, chain-restaurants, etc... The way it appears to me, the majority of the parking is on the north side of these parcels. If that is so, then are the trash and service docks facing Slaughter Lane? NICE.

The September newsletter states that this development would ''comply with the covenants, guidelines and restrictions of the Circle C Commercial Property Owners Association.'' Has anyone ever seen this document? I understand that the same individuals that wrote the CCHOA covenants, helped write this document. I have two concerns here. Those individuals may now have experience with residential developments but what about commercial experience? Secondly, over the past fifteen years, our guidelines have been refined into what we currently use. We do not have fifteen years to experiment. What is constructed out of the BOX, we will have to live with.

Lets speak to what would benefit our community.

''Mix-Use'' is good planning

Actually, Gary Bradley was very much interested in Mix-Use. As a Planning Commission member, he frequently endorced it. It fits neatly into a Master Planned Community, UNLESS you just want to make a quick buck and flip properties like pancakes.

Mix-Use means Retail stores mixed in with residential. That's what Endeavor has planned for their Domain Project - one that make a lot of sense for the locations along MOPOC.

Features include SMALL shops and stores, locally owned, often with the store owners living on top of, or within walking distance of the shops.

In a bigger neighborhood setting, like Circle C Ranch, it would mean a collection of small stores, often with intergrated themes and minimal over lapping businesses (less internal competition).

The Big Box designs fly in the face of mix-use - they strive to be the ONLY USE. All-in-One big box. It's a design that works more like a circus than a neighborhood enterprise. Low scale jobs (again), no career work, no preference for high quality, specialization, or local products.

I think HEB is unique in that it's IS a TEXAS corporation and features, even promotes TEXAS PRODUCE and PRODUCTS. I also think it loses that unique Texas centric flavor when the try to over build it. Central Market is an interesting spinoff that tries to get back to the higher quality good, and I would hope their plans are more in line with Central Market, than another GENERIC SUPER MARKET.

We can do better - we should insist that Stratus and CCHOA demand better!


I haven't heard enough of the details to decide one way or the other on this project. I do want Escarpment completed, however. That's my own opinion, but I think that it needs to be done, for the greater good of the whole area.

Escarpment has always been designed as a boulevard and we have a certain obligation to give up a little of our privacy for better traffic management and more efficient EMS and Fire Services.

I like ''mixed use''.

I like the idea of a well planned ''mixed use'' or ''community center''. It can give our community the anchor it needs, and could be a fantastic area for all neighbors to shop, watch a movie, have coffee, or just hang out if it's done right.

The one problem I have with HEB moving in is simple. There are already three (3) HEB's within 5 miles. Two of them are only 3 miles away. When Escarpment is punched through, the HEB on 290 will be even easier to get to.

If we had a meeting to stop Walmart, let's have a meeting to discuss real positive options for the North side of Escarpment/Slaughter.