This is the Development company's rendering of how they intend to use the property.... Parking Lot Heaven.
this is what i suggested it could be transformed to instead...
Hey guys
This is just information -- primarily for those that live in Fairfield, but it may be of interest for all that surround the area. Feel free to forward it to any interested party.
Simon companies owns the land and has plans to build the "Fairfield Town Center" on the property between Cypresswood and hwy 290. The proposed layout as pulled from the page-partners.com website is attached. Page-partners is the local agency representing the property.
Most of us do not worry about area development, growth and planning and just figure it will be taken care of by someone who knows what they are doing, but as being someone who focuses a lot in real estate design and development, I am seeing something that needs to be taken into consideration for those that live near this pending development. Including for the fact that our chapel will eventually be built just up the street from this property.
When I first saw that it was to be a "town center", I imagined a gathering place with retail, entertainment, and restaurant venues. What it is though, is a large box strip center with a behemoth parking lot, and not designed to be a gathering place. This is a very dated approach to commercial and retail design. This type of strip mall has about a 15-20 year life span before it looks dated, the tenants move out, and becomes another piece of urban blight. The butt side faces Cypresswood and will be dumpster and loading dock heaven. Northwest Houston is full of examples like this that have passed their prime, and this could easily happen here in front of Fairfield as well.
As a local resident I have been in contact with the rep agents at Page partners and the Fairfield community manager to express concern about the long term issues related to the current design. I put together a draft design of what could be done with the property--A true "Town center" based on the principles of New Urbanism, neighborhood centers (gathering places), and sustainable proven design principles. The latest standards in design are focused on making not just a shopping center, but a “destination” This will be a bit more expensive initially for the developer, but provide much more value in the final product. The attached re-design concept, or any other that is looked at for an alternative, would promote a consistent flow of people to the destination, and not just for shopping. Destination markets rather than strip centers have proven themselves all over including in Sugarland, the Woodlands, Pearland, and Spring.
Briefly summarized, an alternative design could incorporate the same amount of retail square footage as the original design, but eliminate the undesirable swath of parking and butt side of buildings facing the street by putting in off street parking (Main Street style parking) around the perimeter. It creates a destination by having lots of green space, including a hill and simple amphitheater. The entire center is interspaced with sidewalks, and garden space creating an area that will attract people and can even become a destination for farmers markets, art shows, car shows, a small carnival even. The biggest benefit is that all this is available for 50%+ of Fairfield within a 10 minute walk or bike ride.
This “Destination” style center is more befit of the “town center” title, and will be an amenity to the community for years to come, increasing property values and desirability, rather than an eventual example of Urban decay and poor planning. The developers position is that such centers are only worth doing in the highest end markets.
The community manager for Fairfield likes the destination type of design, but says unfortunately what Simon has designed and proposes meets all deed restrictions for the space. Only resident feedback and pushback will encourage the developer to consider an alternative more befitting of the space and the residents of Fairfield.
This is just information -- primarily for those that live in Fairfield, but it may be of interest for all that surround the area. Feel free to forward it to any interested party.
Simon companies owns the land and has plans to build the "Fairfield Town Center" on the property between Cypresswood and hwy 290. The proposed layout as pulled from the page-partners.com website is attached. Page-partners is the local agency representing the property.
Most of us do not worry about area development, growth and planning and just figure it will be taken care of by someone who knows what they are doing, but as being someone who focuses a lot in real estate design and development, I am seeing something that needs to be taken into consideration for those that live near this pending development. Including for the fact that our chapel will eventually be built just up the street from this property.
When I first saw that it was to be a "town center", I imagined a gathering place with retail, entertainment, and restaurant venues. What it is though, is a large box strip center with a behemoth parking lot, and not designed to be a gathering place. This is a very dated approach to commercial and retail design. This type of strip mall has about a 15-20 year life span before it looks dated, the tenants move out, and becomes another piece of urban blight. The butt side faces Cypresswood and will be dumpster and loading dock heaven. Northwest Houston is full of examples like this that have passed their prime, and this could easily happen here in front of Fairfield as well.
As a local resident I have been in contact with the rep agents at Page partners and the Fairfield community manager to express concern about the long term issues related to the current design. I put together a draft design of what could be done with the property--A true "Town center" based on the principles of New Urbanism, neighborhood centers (gathering places), and sustainable proven design principles. The latest standards in design are focused on making not just a shopping center, but a “destination” This will be a bit more expensive initially for the developer, but provide much more value in the final product. The attached re-design concept, or any other that is looked at for an alternative, would promote a consistent flow of people to the destination, and not just for shopping. Destination markets rather than strip centers have proven themselves all over including in Sugarland, the Woodlands, Pearland, and Spring.
Briefly summarized, an alternative design could incorporate the same amount of retail square footage as the original design, but eliminate the undesirable swath of parking and butt side of buildings facing the street by putting in off street parking (Main Street style parking) around the perimeter. It creates a destination by having lots of green space, including a hill and simple amphitheater. The entire center is interspaced with sidewalks, and garden space creating an area that will attract people and can even become a destination for farmers markets, art shows, car shows, a small carnival even. The biggest benefit is that all this is available for 50%+ of Fairfield within a 10 minute walk or bike ride.
This “Destination” style center is more befit of the “town center” title, and will be an amenity to the community for years to come, increasing property values and desirability, rather than an eventual example of Urban decay and poor planning. The developers position is that such centers are only worth doing in the highest end markets.
The community manager for Fairfield likes the destination type of design, but says unfortunately what Simon has designed and proposes meets all deed restrictions for the space. Only resident feedback and pushback will encourage the developer to consider an alternative more befitting of the space and the residents of Fairfield.
If this is of concern to any of you, it may be worth bringing up and putting on the agenda at the community meeting at the end of the month. Feel free to forward this information to any other Fairfield resident who may be interested. I am not a resident of Fairfield so I have no position to bring it anywhere beyond where I have taken it.
All the Best,
Michael C. Lucas
Michael,
I have a few comments on your email. I am a board member for Trails and like to think I keep up with what is going on in FF. First your email was great, you see a problem and have a solutions for it. To make it even better you said you have made contact with Simon as well. I want to thank you for your positive approach because most people don't do anything constructive when they see a problem. I would like to see you run for the FF board because I think you would be helpful.
About the town center. I like your suggestion and am willing to assist you with the HOA board as needed. I have a few comments. The plans for the Town Center being a strip center has been known since before the mall went in and I believe we saw some drawings at an annual meeting. To get changes to happen you need to know the commercial development sections of FF have their own board, restrictions, and their own archutechical review committee. The HOA board does not have direct influence on commercial development. When the mall went in there was an uprising about a perposed cement plant on the site and our state representitive got involved and the residents got what they wanted. You may also want to get our state rep involved.
I liked your drawing. The only comments is about parking is the amount of parking sufficient for the businesses?
Regards,
######
Hey #####,
Thanks for your feedback. It is good to hear the response of other interested parties. A couple others have gotten back with me interested in what is happening.
I want to respond to some of your comments. I have a masters degree in Community Development and I love this type of stuff -- thinking, planning, developing, coordinating, and working with community groups and interests to design that which will best serve the interests of the community long term. I do not, though, live in Fairfield. As I mentioned in my email, I have taken it as far as I feel I can since I do not reside within the community boundaries (I live off Mueschke Rd.) I can not run for any board or even bring it up at a board meeting for that matter.
All that being said, I still shop there, my kids go to school there, I have tons of friends that live there, and I still consider Fairfield part of my community. If on any level I can provide support, insight, alternative viewpoints, designs, or even sign a petition I would happy to do so. Living locally, I felt justified in contacting Page -Partners and Tim Fitzpatrick- (the Fairfield community manager liason who works for Friendswood development company) and expressing my concerns.
This location's potential as a multi-use gathering space is stronger than any other I have seen thus far in the Houston area. It is more accessible to resident pedestrians and more visible to outside visitors who may just be passing through on the expressway. A thoughtful mixed use design that would allow this space to be the destination it could be would be such an asset to the community and raise the standard of what we expect as residents from our public spaces. Between Town lake, Bridgeland, and other forthcoming area developments, we will have to keep our standards high or people will go somewhere else to shop- or live. The moment we let the bar lower, Fairfield will lose some level of its allure and value.
On your inquiry about the parking, this is a good question. Typically parking lots are less than 30% full most of the time. It is only mostly full during certain weekend and holiday crowds. It just does not feel right that a parking lot is the main thing you see when you look at a developed site. My design alternative with the Main street type parking runs nearly perpendicular to the road and allows a spot every 10 feet or so. It would be bordered by a sidewalk and can be enhanced with attractive lightposts and planters. The property is approximately 2500 x 1000ft. A single row of 10' wide parking just along Cypresswood, Parkway ridge, and Fairfield falls way, with a double width section of parking along the 290 feeder road would provide approximately 1100+ spots. The current parking design suggests an estimated 1700 spots. The location may justify this amount of spots, but only on those exceptional days. We still have the option of adding additional parking by removing portions of the greenspace parcels, or doubling the parking around the remaining 3 sides if it ever became an issue. Alternatives are always available, if not completely obvious initially. An example could be building a parking garage Subsidized by METRO that during the week houses vehicles for commuters, but on the weekend handles the overflow traffic for the town center.
Ideally we would see some level of evolution from the locals if this area becomes a popular destination. When communities evolve into, or are planned as more pedestrian accessible or walkable we see some trends take place as people change their habits. Ideally there will be a portion of people who come to the town center by foot or bike, perhaps walking a pet. In some communities, golf carts have become the preferred mode of transportation around town. Things that seemed outlandish now may soon be completely reasonable and expected. A portion of the population who work for themselves will look for loft or office space near this destination & eliminate the commute and work closer to home. Perhaps even a small multi story office complex pops up in one corner of the property as we see people more interested in setting up shop near this energy center and marketing to the specific fairfield market.
I am perhaps oversimplifying this, but the basic formula is this: Thoughtful design creates charm. Charm attracts people. People create a lively marketplace, and a lively marketplace improves the economy and increases values throughout the community.
If you take away the thoughtful design and charm, you have a marketplace that is attended only based on necessity or convenience. This may support business, but only until something better comes along. Northwest houston is littered with developments that quickly lost their luster and exist only as convenient locations. Fairfield residents expect more.
Boy ####, I said a mouthful-- more than you expected I'm sure. Im telling you, I think about this stuff all the time. I will keep it shorter next time.
Nonetheless, perhaps a local grass roots initiative on this could be worth it. Simon could be influenced by a large contingent of concerned residents. If nothing else perhaps we could get a meeting with a Simon executive or decision maker to express our interest in alternatives.
Best Regards,
Michael Lucas
Thanks for your feedback. It is good to hear the response of other interested parties. A couple others have gotten back with me interested in what is happening.
I want to respond to some of your comments. I have a masters degree in Community Development and I love this type of stuff -- thinking, planning, developing, coordinating, and working with community groups and interests to design that which will best serve the interests of the community long term. I do not, though, live in Fairfield. As I mentioned in my email, I have taken it as far as I feel I can since I do not reside within the community boundaries (I live off Mueschke Rd.) I can not run for any board or even bring it up at a board meeting for that matter.
All that being said, I still shop there, my kids go to school there, I have tons of friends that live there, and I still consider Fairfield part of my community. If on any level I can provide support, insight, alternative viewpoints, designs, or even sign a petition I would happy to do so. Living locally, I felt justified in contacting Page -Partners and Tim Fitzpatrick- (the Fairfield community manager liason who works for Friendswood development company) and expressing my concerns.
This location's potential as a multi-use gathering space is stronger than any other I have seen thus far in the Houston area. It is more accessible to resident pedestrians and more visible to outside visitors who may just be passing through on the expressway. A thoughtful mixed use design that would allow this space to be the destination it could be would be such an asset to the community and raise the standard of what we expect as residents from our public spaces. Between Town lake, Bridgeland, and other forthcoming area developments, we will have to keep our standards high or people will go somewhere else to shop- or live. The moment we let the bar lower, Fairfield will lose some level of its allure and value.
On your inquiry about the parking, this is a good question. Typically parking lots are less than 30% full most of the time. It is only mostly full during certain weekend and holiday crowds. It just does not feel right that a parking lot is the main thing you see when you look at a developed site. My design alternative with the Main street type parking runs nearly perpendicular to the road and allows a spot every 10 feet or so. It would be bordered by a sidewalk and can be enhanced with attractive lightposts and planters. The property is approximately 2500 x 1000ft. A single row of 10' wide parking just along Cypresswood, Parkway ridge, and Fairfield falls way, with a double width section of parking along the 290 feeder road would provide approximately 1100+ spots. The current parking design suggests an estimated 1700 spots. The location may justify this amount of spots, but only on those exceptional days. We still have the option of adding additional parking by removing portions of the greenspace parcels, or doubling the parking around the remaining 3 sides if it ever became an issue. Alternatives are always available, if not completely obvious initially. An example could be building a parking garage Subsidized by METRO that during the week houses vehicles for commuters, but on the weekend handles the overflow traffic for the town center.
Ideally we would see some level of evolution from the locals if this area becomes a popular destination. When communities evolve into, or are planned as more pedestrian accessible or walkable we see some trends take place as people change their habits. Ideally there will be a portion of people who come to the town center by foot or bike, perhaps walking a pet. In some communities, golf carts have become the preferred mode of transportation around town. Things that seemed outlandish now may soon be completely reasonable and expected. A portion of the population who work for themselves will look for loft or office space near this destination & eliminate the commute and work closer to home. Perhaps even a small multi story office complex pops up in one corner of the property as we see people more interested in setting up shop near this energy center and marketing to the specific fairfield market.
I am perhaps oversimplifying this, but the basic formula is this: Thoughtful design creates charm. Charm attracts people. People create a lively marketplace, and a lively marketplace improves the economy and increases values throughout the community.
If you take away the thoughtful design and charm, you have a marketplace that is attended only based on necessity or convenience. This may support business, but only until something better comes along. Northwest houston is littered with developments that quickly lost their luster and exist only as convenient locations. Fairfield residents expect more.
Boy ####, I said a mouthful-- more than you expected I'm sure. Im telling you, I think about this stuff all the time. I will keep it shorter next time.
Nonetheless, perhaps a local grass roots initiative on this could be worth it. Simon could be influenced by a large contingent of concerned residents. If nothing else perhaps we could get a meeting with a Simon executive or decision maker to express our interest in alternatives.
Best Regards,
Michael Lucas
Michael,
I see no problem with you working with FF and the other communities in the area to get more momentum. Maybe we should meet and talk in person. I don't have any activism or grass roots experience to draw on to get this moving but I am interested to see what we can do. This will probably be a difficult endevor because I would think they have their plans complete and even some businesses signed up as well.
Yes, you do seem to be passionate about this which is good to get this moving. When we meet I would like to know how the conversations went with Page and Friendswood. We are having an annual meeting this Thursday and the regular board meetings are normally every other month. My number is ###-###-####
####
I see no problem with you working with FF and the other communities in the area to get more momentum. Maybe we should meet and talk in person. I don't have any activism or grass roots experience to draw on to get this moving but I am interested to see what we can do. This will probably be a difficult endevor because I would think they have their plans complete and even some businesses signed up as well.
Yes, you do seem to be passionate about this which is good to get this moving. When we meet I would like to know how the conversations went with Page and Friendswood. We are having an annual meeting this Thursday and the regular board meetings are normally every other month. My number is ###-###-####
####
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