Where Do We Go From Here?

 The following is the reproduction of an email sent out to those requesting info on the Pioneer Grove Project. I'm updating the blog space....

What Took Place Monday

Our item was discussed in front of Council Monday night as scheduled. Staff laid out the the timetable of the city's process, where we were within that process, and what steps are still to be taken at later stages of the development process. Our team reminded them of past speakers, turned in another letter of support by someone who benefits from the farm, and asked for a vote of support on the re-zoning. We sought a yes vote, so we can move forward to secure funding, lay out more detailed planning, cost analysis, and begin to answer some of the housing cost and time-frame questions that have been coming in from some of you, who are considering living and working here at Eden's.

Councilman Gabriel, who has championed the Pioneer Grove project since he first heard about it as a Commissioner on Planning and Zoning, made the motion to approve the application for re-zoning, but there was not a 2nd to the motion, made by anyone else on the Council.

Because of that, the motion failed.

Is that the same as a "no"? Or is it just a sign that they're not ready to approve this? We're really not sure.

You can watch the 2 portions of the meeting related to Pioneer Grove's application here and here.

While it is at every city council's discretion as to how they desire to grant land uses in their communities, no actual reason was given as to why this land's use request, would not be approved.

·     The proposed use applied for was in line with the City's Comprehensive plan for mixed use, (the zoning we're requesting).

·     No alternative land use was suggested,

·     No one from the City has approached us with alternative wishes for uses of the land. After all, we are trying to provide a wide variety of uses; Residential, commercial, and public service via the farm, as well as park land and trails. I'm not sure what alternative land use would be more desired?

The land is zoned commercial, so that opens the doors to a huge variety of light industrial, retail, commercial (like-office buildings), and a whole list of other options.

But somehow plopping a warehouse distribution center smack dab in the middle of two residential neighborhoods, just doesn't seem like something anyone who lives nearby, would like.

I'm sure any of these other options could generate more revenue, and surely put more money into this farmer's retirement fund. But I've worked hard to be a good neighbor and a productive member of this community. That's not really how I'd like to leave it. I've previously fought against doing something like that to preserve another neighborhood in another council member's district a few years ago when I served on Council.

And protecting the whole of the acreage in a binding easement that restricts any development entirely, other than for ag use, doesn't seem to make sense when starter housing, start up business incubators and green-space/park land is in such demand.

But those are our options, if no is the final word.

As I stated previously, a couple of council members have raised questions that should not and cannot be fully addressed until after zoning is in place, (that's how things are laid out for all developers, by the City’s own approval process).

·     Securing an old title and permission to access or cross adjacent land for off street access, gets done during the platting process; which can not be done if zoning is not matched with the land use.

·     Detailed engineering, which is needed for emergency and safety sign-off, is done with the detailed engineering plans, but is not prudent to do, if the developer doesn't even know if they'll be allowed to do the project, (as required, a preliminary engineering report and plan has been submitted and approved by City staff).

These, and other steps, are handled after re-zoning, as per city procedures. Re-zoning is what gives us permission to use the land for the very specific land uses we have outlined in the planned development, which is called a PD.

We are confident, through various professional and preliminary inquiries and planning, along with our team's collective experience in land use planning, entitlements, and development, that each and all of these requirements will be met, in a timely fashion, during the appropriate, future phase of the process.

We, as the applicant, have done all that we've been required, by the City's own development process.

Where do we go from here?

That's a good question. Since the council did not vote at all, it is possible that it could be brought back, by Council, and later voted on. However, as far as us as the applicant, we have done all that has been required of us. It is out of our hands. Next steps to fully explore our other options have entered the discussion phases. Theses alternative plans, too, will take time to work through. I am not sure why the City would pass up this plan, but I don't want to drag things out any longer, in a wait and see, posture. As we are all painfully aware, it's been over 7 months since we filed our application for re-zoning.

Another option available on commercially zoned land is a drug/mental health/alcohol rehab facility. And I've considered that use. I'm sure the community could benefit from that, as well, it would work hand in hand with the farm and the green space preservation would be even larger without more homes built on it.

Why don't I just sell it to a developer?

I have had a variety of offers and options to just walk away with a big fat check and never look back, as bulldozers flatten everything and build a strip mall or some mini warehouse distribution facility. The property is already zoned commercial, as I have said, so many, many options are available to a developer "by-right". Meaning, they simply would have to get building permits. No community input, no council meetings. Just meet general commercial building requirements.

But, as I have stated to you before, my main objective in all of this, other than to have a secure retirement, is to protect this land's agricultural use and it's natural integrity as much as possible, while still taking care of myself.

Just today, I got a call from a young farmer who has been putting his blood, sweat and tears - not to mention rent money - into a leased farm plot outside of town for several years. He now, suddenly, has to vacate all of the work he's done to improve soil, move all of his equipment, and start over elsewhere. The family who owns it, has decided to sell the property, and have asked him to move off of it. I can't tell you how many times I've seen this happen to farmers. I know land is valuable. But we can't eat money. We must do more to set aside land for growing local food. And that's what I'm trying to do.

By creating a type of land trust here, one that would protect and set aside land for farm use, it would mean creating land for farm access into perpetuity. Not just for this farmer, but for generations of farmers that will come after him.

 What Can You Do?

Because of your association with this farm over the years, we believe you think this is a worthy cause, and a worthwhile project. Everyone in the public that we have heard from thus far, has thought so. We've passed on to the Council, each and every email, note and letter you have sent us. And some of you graciously gave up your time to come down in person and speak, too.

Thank you so, so much for that. All of it. It has meant so much to me. Reading and hearing your words of what this farm has meant to you, in support of the project, has reminded me that the impact of this farm, has been real, and far reaching.

But, perhaps due to the extended and repeated meetings, the long string of public comments made and letters sent, all of that has been somehow forgotten.

We know residents of Balch Springs, as well as folks from all over the region have chimed in since the early part of this year. But maybe it is time for everyone to chime in, with one last batch of their thoughts on the project.

Maybe if you all come in as one unified voice, over the next week or so, the message will be received by the City and they will actually see that Pioneer Grove and all it promises to be, is something their constituents, as well as tourists/visitors, future residents and business, really want and support. It's sure worth a try.

The email links to each Council member can be found on this page. And you can copy me here.

Maybe you have not yet spoken up. Or maybe you already have. Will you take another moment to tell the City you want them to take up this item on the agenda again, and to give it a vote - and to vote YES, to the re-zoning application for Pioneer Grove?

That would mean we can move forward to next steps, and we can then address the issues they have raised, take the steps to cure these issues, and produce a unique, important project that will make the City proud, and generate property tax and sales tax revenue for them.

I have been an independent farmer here for nearly 2 decades, and out on my own for many more than that. But I can't do this on my own. And while an easement will check some of the boxes, it just seems a shame to let this community down and walk away from such an awesome opportunity, to do so much more.

We need a simple majority of representatives to see the value, the desire from their community and beyond, in order to see this project through. So thank you in advance for your help.

 

Farmer Marie 

Eat Your Food - Naturally!

 

 

WHAT IS PIONEER GROVE?   I'm glad you asked! The 14 acre, mini development will consist of about 38 small, cottage-style homes, arranged within the concept of a pocket-neighborhood.  We’re describing this project as an “Agri-Village” because the existing, locally operated neighborhood farm, will remain at the heart of this new community. This new mixed-use neighborhood will also provide an environment conducive for small, independently owned business opportunities on the portion of the project just off of Pioneer Rd. The century old farmhouse and barn would be restored and converted for retail/commercial purposes. Our goal is to attract a farm-to-fork style eatery, perhaps also a coffee shop, farm store or other artisanal-minded businesses. We plan to continue the tradition of our small farmer’s market, community and school aged kid friendly events, like farm tours, films at the farm, classes for gardeners and homesteaders, and tourist events like the long-table dinners we’ve hosted here since 2010, that draw people to our community from all over the country. You can see more details about the plan at the website or on the Facebook page