Introduction to the Controversy
Efforts to open Dallas’ first H-E-B store are drawing significant opposition. A move to rezone the property to pave the way for the popular store is turning into a familiar zoning fight between neighbors who would like to see the grocery store and those who worry the new development will increase flooding and traffic on the already congested roads.
The Plans for the New H-E-B Store
The plans for the new H-E-B in North Dallas require the city to rezone a 10-acre site along Interstate 635 and Hillcrest Road. Currently, the proposed site’s zoning allows for low-rise office buildings. H-E-B is seeking regional retail zoning, which allows a maximum height of 70 feet and would give H-E-B the ability to build an expansive structure.
Community Meeting and Concerns
Residents packed a room at the Westin Hotel for a community meeting hosted by H-E-B on Monday to pose questions about the project. Council member Bill Roth, who represents the area, and several city officials from the planning and transportation departments stood in the back of the room watching terse exchanges among neighbors. The City Plan Commission is expected to weigh in on the project Sept. 18 and assess if rezoning to allow a large retail complex is a reasonable request from the San Antonio-based grocer.
Expected Outcomes and Concerns
If approved, H-E-B, which is expanding its footprint in North Texas, is expected to build a nearly 127,000-square-foot complex with about 45,000 visits a week. Trucks could take six trips daily down Hillcrest Plaza to loading docks in the back, with fencing and landscaping to shield residential areas from the hubbub. An attached parking garage will have about 625 spots, and H-E-B has proposed constructing new turn lanes and traffic signals to mitigate concerns of disorderly intersections. However, neighbors opposed to the project worry a big store will increase traffic, exacerbating the existing congestion on Interstate 635 during rush hour. Some said they’d welcome a smaller store.
Traffic and Quality of Life Concerns
When representatives of H-E-B were taking questions, resident Marsha Gaswirth said she wasn’t against H-E-B itself, but traffic was her main concern. She said Hillcrest routinely sees backed-up cars near the Covenant School, synagogues, and churches. There are also several other grocery stores such as Costco, Trader Joe’s, and a Tom Thumb in the area. Residents also brought up concerns of crime and enforcement — both of which fall under the purview of the city of Dallas. One resident in support of H-E-B’s plan said the burden of existing issues shouldn’t fall on the grocery store and suggested the city could tackle quality-of-life issues by hiring more police officers.
Support for the Project
Residents said they were excited by the prospect of a new grocery store in their neighborhood, especially one that they could walk to, and the anticipated benefit of an increased tax base. For others, the specter of what the rezoning would do to their community was top of mind. Kathy Coffman, part of the Hillcrest Preservation Coalition that’s opposing the development, raised questions about what else could be allowed on the site if H-E-B were to never build its store, despite rezoning approval. Under regional retail, developers can build big-box stores such as Best Buy, a car dealership, or even a gentleman’s club, she said.
Rezoning and State Laws
Another issue is a newly passed state law that allows developers to build housing on commercially zoned areas without city approval. The City Council has been discussing behind closed doors the impact of the state law and whether the city has any control over what occurs at commercially zoned sites, such as the one H-E-B is eyeing for its new store. Roth, the District 11 council member who was recently elected after positioning as someone who would protect neighborhood rights, told The Dallas Morning News the neighbors in the immediate area of the planned store had legitimate concerns over the impact a large retail development would have on the people who live nearby.
Commitment to Being a Good Neighbor
Mabrie Jackson, H-E-B’s managing director of public affairs, said the company had held several neighborhood gatherings and multiple individual meetings to address resident concerns. “We will continue to listen to the needs of the community and value the feedback we’ve received,” Jackson said in a statement. “H-E-B is committed to being a good neighbor.” However, the back and forth during the meeting had gone too far for some. At one point, Jeff Olson, a resident who lived close by and had been watching the meeting from the beginning, got up from his chair, visibly frustrated. “The neighborhood is not up in arms about this,” Olson said to the crowd before weaving his way out the door.
Need for the Project
Olson said the new project could improve pedestrian and bike access for neighborhoods close by. The proposed improvements would add sidewalks and be near the White Rock Creek Trail. “This neighborhood could use something like this,” he said. The community needs the popular grocery store, and it’s not true that the neighborhood is up in arms about this. It’s a few individuals who have owned their homes for a long time and never want anything ever to be built in this town.
Conclusion
In conclusion, the proposal to open Dallas’ first H-E-B store has sparked a heated debate among residents, with some supporting the project and others expressing concerns about traffic, crime, and the impact on their community. The City Plan Commission is expected to weigh in on the project, and the outcome will depend on how the commission balances the needs of the community with the concerns of the residents. The project has the potential to bring benefits such as increased tax revenue and improved pedestrian and bike access, but it also poses challenges that need to be addressed.
FAQs
Q: What is the main concern of residents opposed to the H-E-B store?
A: The main concern is that the big store will increase traffic, exacerbating the existing congestion on Interstate 635 during rush hour.
Q: What type of zoning is H-E-B seeking for the new store?
A: H-E-B is seeking regional retail zoning, which allows a maximum height of 70 feet and would give H-E-B the ability to build an expansive structure.
Q: How many visits is the new H-E-B store expected to have per week?
A: The new H-E-B store is expected to have about 45,000 visits per week.
Q: What is the concern about the newly passed state law?
A: The concern is that the law allows developers to build housing on commercially zoned areas without city approval, which could impact the city’s control over what occurs at commercially zoned sites.
Q: What is H-E-B’s commitment to the community?
A: H-E-B is committed to being a good neighbor and has held several neighborhood gatherings and multiple individual meetings to address resident concerns.
