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Tuesday, February 9, 2010 |
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Development plans concern area neighbors
Published March 6, 2009
GUADALUPE COUNTY — A forward-looking proposal by a local family to develop two sites totaling 800 acres off Dowdy Road into high-end, eco-friendly homes in a community style setting — and the legislation that would help finance the project through creation of a public utility development and management district — have drawn concerns in Commissioner’s Court.
Chris and Holly White Turner made a presentation to commissioners about a subdivision they’d like to build on White family land they’re calling “Darst Creek.”
The concept is only in its very preliminary stages, and it’s not clear yet how many homes might be built in the community, which is envisioned to attract higher-income owners who would then be tapped to pay for necessary improvements including road, water and sewage facilities on the property at no cost to the county.
The White family, which has owned the properties for many years, had been wondering how it might develop them, Holly Turner told commissioners, when news came in December that the Caterpillar engine manufacturing plant would be coming to Seguin.
“My grandparents and my father have owned this property for over 20 years. It’s in Commissioner (Roger) Baenziger’s district,” she said. “Seguin and Guadalupe County have done great work getting Caterpillar here and this is something that we want to have happen so that we can keep those people that come to work at Caterpillar here in the county.”
That plant and other development that could be associated with it convinced the White family that there could be a market for a high-end development far exceeding city or state building standards. To build it, she said, her family would look to create a district to oversee the infrastructure and improvements.
The district’s board would have authority to set taxes or special fees within its boundaries to pay for the improvements, and at the start of the project, the board would consist largely of family members.
Later, elections would be held, and other property owners within the subdivision would be able to run for the posts, she said.
Banc of America Securities Vice President Tripp Davenport said several Texas developers have financed residential or commercial projects through such management districts.
Chris Turner said the Whites are excited about the prospect of a unique development built to high standards on the county’s east end.
‘Darst Creek’ would allow those who love the land to come together and enjoy high quality homes designed to fit into their setting instead of carving up the landscape to fit the homes, he said. They would use eco-friendly materials and be energy- and water-efficient technology, and would include amenities such as a town square, fountains, dedicated natural or green space, hike and bike trails and even wireless Internet.
Details such as lot sizes and how many homes might be built on the properties must still be worked out, but cannot unless and until the Legislature approves the management district and the White family comes back to commissioners to work out a development agreement.
“It’s a broad concept, but what we envision is a high-quality rural residential community with a sense of place,” Chris Turner said. “We’re very excited about this.”
Not everybody was excited, though.
A number of the neighbors of the properties were concerned that the White family was conducting its planning in secret because details released in the legal ad regarding the management district proposal were sparse, and neighbors said they hadn’t been brought into the planning loop — or had their concerns addressed by the property owners.
Some wanted to know whether the district would have the ability to tax county residents outside the confines of the district, and Davenport assured them that it would not.
Some wanted to know whether it could condemn or annex adjacent properties like some governmental agencies can, and Davenport said it could not.
Holly Turner apologized on behalf of her family for the apparent secrecy, but added that there was no intent to hide anything.
The legislature only meets once every two years, she said, and her family realized it would have to move quickly if it was to be able to move forward in time for arriving Caterpillar employees, and there just hasn’t been time up to this point, she said.
“We’re trying to move and communicate as effectively and as quickly as possible,” Holly Turner said. “I apologize if it’s been coming across that way.”
County Judge Mike Wiggins said the concerns would have to be addressed if the Whites sought the county’s support for the project at some future date.
“I will tell you by the numbers that showed here this morning that you have an obstacle to overcome to move forward,” Wiggins said. “These people have a voice, they have demonstrated their willingness to use that voice, and I think they need to be recognized.”
Wiggins was careful to point out that he didn’t believe the White family would want to do anything else and that he didn’t mean to suggest they would.
But he thought a couple of community meetings could help — and he offered to allow them to be conducted in the Commissioner’s Courtroom and offered to attend to facilitate the flow of information, if asked.
Chris Turner said he would work to organize the meetings for next week on March 12 and 13.
“We’d like an evening meeting and a morning meeting to give folks two bites at the apple,” he said. “We’d like everyone to come and talk, and we’d like everyone to know we’re open to their input and concerns. I know when we have these meetings we’ll address most of the questions.”
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