Citizens For Missouri City's Future

Results of Texas Parkway / Cartwright Corridor

by Janice Scanlan

The Texas Parkway / Cartwright Corridor Study exceeded my expectations in its comprehensive nature by  setting up 4 "zones"

• Employment zone where existing and developing "companies that bring jobs" are already locating near the Sam Houston Toll Road and Buffalo Run Park
• A town center to serve the employment center with dining, services, the Library, City Hall, "town living" and entertainment  (just south of City Hall and the Library--rendering below)
• A service center that was medically oriented near Texas Parkway and Cartwright
• An activity center that could build on already existing plans for tennis, fitness, shuffleboard, basketball, skateboard as well as dancing, cards, and activities like a Farmer's Market at the former tennis center on Cypress Point near Cartwright.

Civic Design Associates and George Johnson Development really provided some exciting possibilities. They have already started talking with investors, business owners in the corridor about them and provided three year actions and longer term actions as well.

The study pointed out we need a mix of housing, shopping and pedestrian friendly neighborhoods in Missouri City—and more places to work as well as live. The one thing all their designs had in common were open areas to mingle and walk with trees and nature incorporated into perhaps a denser cityscape—like we’re starting to experience in  Missouri City.

It can be ugly or “we’d like to live here.”  Their concepts used what  "we liked"  very effectively in my opinion. I'll be showing these things, but I have to make them "web friendly."  I'll tempt you with how they envisioned Cartwright. An "ahhhhhh" emitted from the audience!

Demographic trends of young professionals and "empty nesters" preferring apartments (not conventional apartments, but more multi-use use spaces with second and third floor apartments and town homes) that are incorporated with shopping, food buying and "walking" for services was part of the "town center."

And "town center" by City Hall might look like this rendering. (click on the either image to enlarge them). City Hall and the library are in pale yellow on the lower right side of the image.

What I liked about the study is it did not "pit" one area of the city against another. It acknowledged that Highway 6 rents will be higher and that 6 will pull different kinds of properties--not take away from the corridors. It demonstrated we had the right stuff (business development and strong area demographics) that could attract brand names to choose these corridors and Missouri City. The key was ensuring the large open parcels were planned and not chipped away piecemeal so we got more of the same (or nothing). By showing us the numbers, we saw some practical strategies to change the corridors.

One of the reasons Missouri City is doing "all this planning" and looking at what we used to take for granted: mature trees, lakes and open space is to ensure we continue to be a "we'd like to live here city!"

Preserving Quail Valley open space is part of these plans and complements "the activity center."  So is long-term planning for aging infrastructure and green trails throughout the city. Look at the Cartwright rendering -- "the walls" are  made friendly and appealing. Those kinds of initiatives create a livable city.

In my opinion the economic development along Highway 6 and the substantial rise in sales tax revenue alone has allowed Missouri City the revenue to really do this kind of professional planning and visioning. It will also help us have the money to put these plans into action. Let's be serious you don't decrease taxes, increases services and revitalize by just saying it can be done.

We have to invest in Quality of Life to continue to be a "we'd like to live here city." That keeps us strong today so that we can grow tomorrow.

I applaud Missouri City Council, Mayor and City Management for providing us this wonderful glimpse of the future. I'll be writing more to fully explain and show the beautiful renderings and plans, but they need to be explained in writing and there are only so many hours a day. I hope I've whetted your appetite for more.

Location, Location, Location

An old real estate joke is the top reasons for buying a property is location, location, location. And, by the way, did I mention location?

After reading the April 13, Sunday Business Section of the Chronicle, I was frankly confused at what the home price statistics might or might not mean to prospective home buyers and sellers. So, instead of trying to make sense out of something I had no raw data to interpret, I asked long-time Fort Bend Realtor(R) Sandy MacNaughton.

Her first statement was "Real Estate" is not an exact science, and it changes.  You need to compare apples to apples. That's why comparables on a home with homes like it include location, square footage, bathrooms, 1 or 2 story, pool, type of lot, etc. These comparisons and the condition of the home begin to make pricing meaningful--and it can change in six months. For example, in one area the price range of homes could be between $150,000 and $300,000. That is entirely too broad to make a meaningful comparison.

Consequently, broad figures may show an overall trend or event in a neighborhood, but little more. Many Realtors (R) also consider, in addition to price, whether homes are selling, time to sell, and inventories.

Missouri City is still an attractive community because of our close in location and other mobility factors--throughout Missouri City.

So really the overall perception of a neighborhood and the risk involved buying there become important. Sandy cited the example of the DISC golfers attending the Texas State Tournament liking the Quail Valley neighborhood as an example of positive perception or "we'd like to live here."

Sandy provided some figures that indicate whether the market is moving. We still have a solid market in  Missouri City with homes selling, sales pending and  between a 4 to 6  months listing inventory depending  on  location.  Huh, it seems we've heard that location word before.

Texas Parkway & Cartwright Corridors Architectural Concept

What might Texas Parkway and Cartwright Corridors look and "feel" like?

Find out how the Civic Design Associate Architects envisioned those corridors from our ideas on
    Tuesday, April 15
    6 PM
    Community Center, 1524 Texas Parkway

Residents of Missouri City met on March 25 to talk about what we'd like the corridors on Texas Parkway and Cartwright to become. Most residents agreed to not only improve the brand of our city,  but also take advantage of economic development from Lakeview Business Park, Ben E. Keith Distribution and Global Seismic Services, revitalizing both corridors was an opportunity and necessity.

From our ideas and reports, the architects will present a concept of what our ideas might "look like." We can't expect someone to share our vision unless we can show it to them.

The next phase of the project will be for us to "prove our case" to existing businesses, attract prospective new businesses "with the facts" and see the progress over the next few years. George Johnson Development will help us with the packaging and re-positioning the area to attract more brand names as well as improve local existing businesses.

I know from personal testimonial of a merchant on Cartwright that he made improvements to his store. That is the kind of civic, business and government cooperation that will be required for this project to succeed. Make sure you become part of the solution.

Pictured are David Hamner, Doug Parker and Ron Reynolds who were part of the 160 participants at the preliminary session.

Learn how our ideas translated to the professionals. Attend the session!

Lowe's Update

The proposed Lowe's on Murphy Road at Highway 6, has received a favorable approval by Missouri City Planning and Zoning. The first reading of the proposal will be at the City Council  meeting on  April 21st, with the second reading  and vote on May 5, according to Ornita Green, Planning Director.

The Association of Retarded Citizens will move to the former Kelsey Seybold Clinic on Cypress Point. The pharmacy and office buildings will remain the same. Additional development space will eventually be available, but will not be developed concurrently.

Colonial Lakes Village

25 ACRE COLONIAL LAKES VILLAGE IN MISSOURI CITY BEGINS Senior Living & Retail Phase Now, Condo Offices in Design Phase Colonial Lakes Village has begun to take shape in Missouri City on 25 acres. Its 222-unit, active senior living community along with retail space, reportedly already committed for bank and restaurant use, is less than two years from operating. Opus West Corporation and partners RED Group, LLC and Leisure Care, LLC are all part of the $75 million investment, of which $58 million represents the senior living component. A groundbreaking ceremony on Friday, April 4, 2008, officially signaled the start of the extensive project located on the 2900 block of Colonial Lakes Drive, at the corner of State Highway 6 and Colonial Lakes Drive. The independent senior living facility will sit on a little over 8 acres. To be known as the Reserve at Colonial Lakes, this residential community with bedroom units ranging from 775 sf to 1,356 sf will be available for active seniors 62 years of age and older. On the retail side, five acres with five pad sites will accommodate the restaurants and banks in 20,000 sf of space. Colonial Lakes Drive is between Dulles/Austin Parkway and Riverstone on Highway 6 and across the street from the new Goodwill Store that located into the former Walgreen's location. At the groundbreaking of Colonial Lakes Village, Mayor Allen Owen said, “This is the start of what will lend momentum to the construction and development of a first class undertaking that will transform this area and add affluence to Missouri City. Show me affluence, prosperity, and here it is…well underway with Colonial Lakes Village. We are delighted to have so many businesses develop from this partnership’s significant investment to our growing community.” Aside from the senior facility and the retail development, which is the first phase of Colonial Lakes Village, there will be office condominiums with an estimated 50,000 sf of space. The 3,500 sf condo offices to be available for lease are currently in the design phase. The first phase of development for both the senior living community and for retail is projected to be completed in 16 to 18 months, said Scott Laten of the RED Group, LLC.
Officials with the RED Group have said that the project is a perfect match for Missouri City and greater Fort Bend County. With the amenity-rich development, residents will be able to avail themselves to restaurant-style dining, state-of-the-art fitness and wellness programs, and easy access to shopping in Missouri City and Sugar Land, they report. Colonial Lakes Village is Opus' fourth project with Scottsdale, Arizona-based RED Group and Leisure Care. The partnership’s decision for the project in Missouri City, southwest of Houston, is based on location and market demand.

We'd Like to Live Here . . .

We'd like to live here . . . to any homeowner in Missouri City that's music to our ears. That's the emotion that pushes people to buy, not just look. To want something, not just settle for it.

In Quail Valley this past week end, we had the Texas State Tournament for DISC Golf--that's "Frisbee" to me, but these putter and driver "discs" are not your average Frisbee. The skill to play the game is pretty impressive as well. We had disc golfers not only from Texas, but also from Colorado, Arizona, New Mexico and Turkey. Yes, the country. Go figure.

I was giving one of these young men directions, when he offered, We've been talking among ourselves. We think your neighborhood is awesome. The houses are distinctive, the trees are great. We'd like to live here.

While it may be a few years before home buying becomes a reality, it's interesting that was a conversation among young men.

That's what open space, trees, water and something different could mean to all of Missouri City. Let's make it  happen!

Incidentally, you can view some of these distinctive backyards on April 26 from 10 AM to 4 PM. To learn more about the Quail Valley Backyard Garden Tour, press here to learn more and see the beautiful backyards.

It's Time for a Change in Missouri City

by Floyd Emery

Change has been a popular topic at both the national and local level of politics. Let’s take a look at what changes might make a better community in Missouri City.

Change from a tax base consisting primarily of property taxes to one with an increasing component of business and sales tax revenues.

We need to continue to move from the concept of a “Bedroom” community to one of a dynamic community with a balanced blend of residential, business and recreational opportunities. This requires that we continue to look for those business opportunities that have brought us the Lakeview Business Park, Ben E. Keith Distribution Center, Lowe's, Fort Bend Tollway/Sienna Town Center, and the continued development of business opportunities along the Highway 6 and the Fort Bend Tollway corridor. 

Could capitalizing on growth such as Lakeview Business Park, Ben E. Keith and Global Seismic fuel redevelopment along Texas Parkway that optimize ongoing City efforts to revitalize that corridor?

How might more recreational opportunities such as  Buffalo Run  Park and the acquisition of Quail Valley properties including the tennis center help change quality of life and seal more business deals along Texas Parkway and Cartwright and through out Missouri City?   

These would be welcomed changes by every resident—and attract more residents and businesses. But to make this happen we need to change our thinking that government is the sole change agent.

Change our thinking that only government can solve our challenges.

There are many elements that affect our quality of living in  Missouri  City. 

Many of these are  not within the control of  City government and include:

 Schools.  We all want the best schools and teachers for our kids and grand kids. However, the real control of this resides with the  Fort  Bend Independent School  District, not Missouri City  Council.

 Home values. Here the City can insure that their ordinances promote maintenance of homes, good construction practices, and are vigorously enforced. Let’s face it, a key factor in home values is how well we as residents maintain our homes and property.  Active HOA’s (Homeowners Associations) insure partnership with the City to keep our neighborhoods well kempt through deed restrictions. But the real element in this formula is pride. That’s on our shoulders as homeowners—and pride is contagious. Nothing is more effective than creating an atmosphere of competition on the looks of your home and/or yard to promote pride in ownership.

 The mortgage crisis. “Home Foreclosures” in  Missouri  City are also an example of a trend that City policy has little or no impact. We all are affected by the thought of someone losing their home or angered when an individual/business venture just walks away from an obligation. But let’s be realistic and acknowledge that City policy has little impact on reversing these circumstances or what led up to them.

Let’s keep the focus on what the City can control versus distracting from the real issue: we have to work together to make a great place to live. We can do that, but first we have to change the dialog.

Change the dialog within  Missouri  City. 

Make it inclusive rather than the increasingly use of phrases that are “I” and “Me” oriented.

There appears to be an increasing level of speech that pits one area of the City against another. The last time I looked there is no City of Riverstone,  City of east 2234  or City of Quail  Valley. 

These areas make up  Missouri  City.

To think otherwise, would the city have been able to convince Riverstone residents that the $4.5 million to develop Buffalo  Run  Park was a wise expenditure? Will the expenditure needed to acquire the old  Tennis  Center at Cartwright and Cypress Point be acceptable to residents of First Colony? Or will the purchase of the Quail  Valley  golf properties for use as green space and recreation be acceptable to residents of Quail Green,  Lake Olympia  or  Fondren  Park?

There are many other projects and expenditures that have these same attributes, but unless we “change” the dialog and thinking to the lines of “We” and  “Us”,  Missouri  City  will not capture the  attention of businesses and residents needed to reach the potential of  being a  city on par with its progressive neighboring cities.

To summarize “Change” starts with each of us as individuals and can only be implemented if we become involved. This starts with educating ourselves on the issues and whether our elected officials are working to forward those areas of change that you may desire. Don’t sit on the sidelines. Get involved and educated! By all means use your loudest and most effective voice: your vote.