Entire Block of Normandy to Get Makeover
The University Park City Council on Tuesday approved a developer’s plan to completely raze the 4500 block of Normandy Avenue and rebuild it. (That’s the block due east of the Tollway.)
A company called JTL Normandy is going to destroy the 10 buildings on the block, which include 54 multi-family units, and replace them with 36 single-family units that will be known as the Courtyards at Normandy. The development will include a cabana and a lap pool on its southwest corner.
Like most University Park residents, people living on the neighboring blocks may be worried about the parking situation. The plans approved Tuesday call for each of the 36 units to be provided with a two-car garage. In addition, the developer is planning to create 14 “inset” parallel-parking spaces along Normandy.
Is there a parking garage hiding somewhere in there currently? Going from 54 multi-family units to 36 single-family units seems like it might make for less cars.
We went to the original P&Z meeting. Instead of cramming as many cheap, multi-family units as possible in there, the developer is cutting density in half, targeting higher-end units, and marketing to residents who want to stay in the area, but who are ready for lower maintenance; i.e., pre-retirees and retired. Each unit has the standard 2-car garage, no different than any house. The “inset” parking is apparently something that P&Z is pushing all new developments and new construction. See University Drive between Preston and the Tollway for examples of inset parking.
This will be the largest residential planned development in UP. The alleys will be torn up for a year, and Roland (the street next to the Tollway) will be torn up for over 2 years. I’m surprised not to see more PCP coverage (that’s a hint, Dan!).
All in all, its not a bad plan. Neighbors are concerned over the height of the units, as well as the lap pool (potential party noise). This is a multi-year, messy project. Expect problems and develop-neighbor wrangling. You just know its going to happen. It’s designated MF2 now, and the result could have been much worse.
Does anyone realize the history associated with the units being destroyed?
From my understanding these were officer quarters for military personal working out of Love Field during World War II.
These units were built by Americans, for American heroes, during a time a when construction was still a craft and not just a “day laborer” position. They will be replaced by zero-lot units that will fail to retain the blocks history, charm and character. This is truly a disgrace and the University Park city council should be embarassed that they’re allowing these plan to go forward.
And what about all the people who currently live there, including kids who go to HP schools? They just get kicked out of the neighborhood? That seems wrong.
I’m sure there are plenty of rentals in the HPISD for the displaced residents.
Sure there are tons of rentals in HPISD… especially if you want to move into a McMansion and pay 4k, 8k, 10k per month. But for single moms (or dads) or lower income families (I don’t mean poverty stricken people here, I mean families whose resumes don’t include Doctor, Lawyer or CEO)that simply chose to do what they can to keep their kids in our exemplary schools, the number of affordable (and livable) rental properties dwindles quickly. From what I’ve seen, those properties currently on Normandy range from $1000- $2000 per month. They will be hard pressed to find new housing in that price range. Especially if 54 families are looking all at the same time. I wonder if the developers are giving any sort of concession to these families that are being ousted??
Ask anyone who owns rental property and they will tell you there is a glut of rentals in UP. Rental rates are very competetive as a result.
The lease contracts were up for many of the people on the north side, which is being built first. There, the developer moved them to the end that was not being razed first. There are actually not that many people left, even in the South side. I’m guessing a couple of units on the north side, and 50% at most on the south side. When the school session ended, there were maybe 6-8 units with children. Most everyone in the neighborhood has known for years that these apartments would go down. About every 6 months, you would see the little orange surveyors flags go up and orange paint on the ground. It was just a matter of when, and what would replace them.
Anon, if you know where I can find a 1,200 sq. ft. property for less than $1 sq. ft. in the neighborhood, let me know. That’s the deal I’m getting right now at this property. Perhaps I should stage a performance of RENT on the block to protest the destruction
It really makes no sense. Do the math, they’re going to try and fit 36, single-family units onto this one block (and have room for a pool and cabana). From that information, we can deduce what size of units these will be–1,000 to 1,200 sq. ft. at the max? The construction quality of the buildings will not be anywhere near the quality of the units currently on the block. Yet the developer thinks they will be able to find 36 gullible souls, in this economic climent, to shell out north of $500K for these units? Get real…There are similar town homes near the HPHS listed for $400K that can’t sell.
The investors for this development will rue the day they put their money into this project. It is destined to fail. If anything, the owners should have put money into refurbishing the current units, preserving a little Park Cities history.
Josh, that was Max who said there is a glut of rentals. In any case, I suggest asking a realtor to help you find a new place. If you are paying lower than market rates, well, perhaps the current owner is giving you that concession that @justmyopinion suggested might be there.
Your information on the size and anticipated sales price on this development is grossly incorrect. You can’t “do the math” unless you are somewhat close to the variables. Go talk to the developer or the head of zoning of UP (I have).
I’m not sure that the developer is going to make much money on this property. It is going to be tough. But your “math” and your sense of what this development is projected to be is very inaccurate. Comparing it to the units near HPHS is completely off.