Local developer Joseph Borges is seeking to address concerns from Dublin residents following online discussion of his proposed gated manufactured home community on Harris Street behind the public works yard on Norton Street.
A public hearing was held Aug. 30 in which he and the consultant firm he hired, Nadi Group, spoke about the project and heard from several voicing concerns about increased traffic, safety and infrastructure. The hearing led to a split 2-2 vote from councilmembers present with Mayor David Leatherwood breaking the tie to allow rezoning the site to SF1B or dense single family for the project. Borges will have to return for a conditional use vote on whether to allow a manufactured home facility on the 11 acre lot.
Many have been discussing the project since that meeting and that conversation entered the Dublin TX Chatter group Friday with increased concerns and questions. In an effort to answer some of these concerns, Borges sat down to discuss the proposed community.
As a lifelong resident of Erath County, who was born in the Dublin Hospital and grew up in the Lingleville School District, Borges said he is pursuing the project to offer affordable housing to working families. After school, he went to work for his parents but set out for a career in real estate almost six years ago, primarily investing in Stephenville. He also owns Borges Media and is a business partner in Blackjack’s Coffee and the new King Coffee in Stephenville.
“I’ve seen these [real estate] prices,” he said. “It’s hard for the working families to afford these homes…. There are 29 listings in Dublin under $200,000. Only eight of those are homes and only two of those are ready for someone to move in.”
Borges thought he found a solution for some residents after hearing about MH communities in which the residentpurchasesthehouseto maintain and pays rent to the property owner, who manages amenities and property taxes for the site. With his MH retail license, Borges said he can offer homes for significantly cheaper for prospective buyers if they sign up for the 3-year lease to live in the community he proposes.
Residents can also move in a home they already own but he plans to be stricter than the city code which allows for manufactured homes that are 10 years old or newer. Borges said he isn’t certain what guidelines he will have but he plans for them to be newer and will enforce everyone keeping properties nice for the sake of residents and neighbors.
“My vision is to have the nicest, cleanest community in all of Dublin,” Borges said. “It’s in my best interests to keep things nice. If it’s nice, people want to move in and stay.”
He also said he knew the stigma of manufactured homes and said the models being made are not the same as the mobile homes from decades past.
He also plans for the community to have a playground, pavilion, community center and a calendar of upcoming events that will develop around the residents. “I saw active communitieswithcalendarsof events [when looking at other gated MH communities].” He said. “This is what gravitated me to it—I would want to live there. Every one of my rentals in Stephenville, I would move into them.”
The online discussion Friday started with concerns about increased traffic on Harris where there are already concerns about students walking the busy roadway and railroad crossing. Borges discussed the matter with the concerned citizens and realizing the need, researched grants and found the Railroad Crossing Elimination Grant Program. The program would help with the funding of a pedestrian bridge and has $1.148 billion for projects this year.
Unfortunately, the deadline was Monday, Sept. 23 but it has been offered for several years so City Manager Bobby Mendez indicated the city will be following the program when applications are open again.
“That needs to happen whether I’m there or not,” said Borges. “It’s been a safety issue for many years.”
Borges addressed another concern, saying the property will be overseen by he and his wife, Dublin native Elizabeth (De Jong) Borges. He clarified that the Nadi Group was hired as a consultant and the community will be locally and independently owned.
On the topic of infrastructure, Borges reported he will be personally responsible for the streets insidethecommunity. Areview of the area and wastewater plant revealed that the system can handle the extra hookups thanks to the managed inflow and infiltration problems as the city has been replacing older lines for several years. A gravity lift may be required though and studies are being done on water.
Speculation also arose about councilmember Darren Turley voting on the rezoning of the project before Borges purchases it since it is owned by Iron Horse Plumbing, which is co-owned by Turley’s brother- in-law. Borges said he was unaware of that relationship and didn’t meet Turley until the night of the hearing. Mendez looked into the matter on behalf of the city with the attorney, who found no legal problems.
Voting in such matters is dictated by Chapter 171 of the Texas Local Government Code. It restricts voting by officials who own 10% or more of the voting stock or shares of the business entity; owns either 10% or more or $15,000 or more of the fair market value of the business entity; or receives funds from the business entity that exceed 10% of the person’s gross income for the preceding year.
It also states that a vote would be restricted if a direct relative by blood or marriage earns a sum of 10% or more of their gross income.
Borges admits that plans are still being made as the rezoning was the first step in a long road which will include working with the city and community.
“I want to be an asset to the Dublin community,” he said. “We need affordable housing. I foresee this as a long term project. I want to invest in Dublin and I plan to move my office [to the community].”
Borges said he is grateful to all the councilmembers for their careful consideration of matters for the city and local citizens who may have concerns.
He encourages anyone with input or questions to email dublincommunity@teamborges.com.