Former 3M site redevelopment Community Survey results released 

An aerial rendering of Karlin Real Estate’s Highpoint at 2222.

By LYNETTE HAALAND, Four Points News

Karlin Real Estate is redeveloping the 156-acre former 3M site in Four Points.

Weeks after Karlin unveiled ideas for its multi-phase site plan in September,

community leaders initiated a survey to gauge feedback from people who live in

and around Four Points.

“People want things that help with traffic and want places to see their kids play,”

said Daniel Kulick, a Four Points resident with data analysis expertise. He

developed the questionnaire with Linda Bailey, president of Lake Austin

Collective, as well as other leaders in the Four Points community.

Summarizing the survey results, Kulick found: People are most concerned about

traffic, and the potential for insufficient infrastructure and rezoning to exacerbate

traffic. Also, there is a desire for a through-road particularly for school commuters,

as well as a desire for the development to have a public park with areas for kids to

play and have it be larger than Karlin’s initial park proposition. 

Kulick compiled the data and presented the results of the survey to the 2222

Coalition of Neighborhood Associations, Lake Austin Collective, and again to

leaders at Karlin Real Estate.  

The survey was first drafted and circulated to 2222 CONA members for edits and

polishing. Then it was circulated through public channels and received 915

responses over 10 days.

All Four Points communities responded and the larger the community, the more

responses. For example, Steiner Ranch is the largest Four Points community with

over 4,000 homes and almost 200 people from Steiner responded.

“The reach into each community is similar when comparing the number of

responses to the size  of the community,” Kulick said.

He shared that the questions were intended to allow open-ended responses and

used objective language that fairly represents both potential demands and the

developer’s desires.

Summary of Concerns 

“Traffic (ranked #1) nearly 43% of the time, much higher than the other options,”

Kulick said. “Traffic is by far the foremost concern for respondents.” 

Changing zoning from single-owner Research & Development to multi-use had the 2nd highest ranking and insufficient infrastructure the 3rd.

“To add a little nuance to the rankings, (the results) likely also imply concerns for

safety, where more traffic could translate to more accidents. In particular, the

development is close to two schools (Vandegrift High School and Four Points

Middle School), and so a lot of inexperienced drivers would be impacted by a

traffic increase, potentially having a compounding effect on traffic and accidents,”

Kulick shared.

He added that traffic increases also carry negative environmental impacts, such as

emissions from an increase in idling time and sound pollution to communities like

The Preserve.

Summary of Benefits

Respondents broadly indicated interest for a through-road on the campus to

connect the schools to River Place Boulevard, and traffic mitigation, which go

hand in hand in practice.

“A through-road to alleviate some of the traffic on 2222 was important,” Kulick

said. “A through-road is an application of traffic mitigation.” 

A park is desired by respondents with significant interest in wanting one that is

larger than 9 acres that also includes areas for play and activities, Kulick shared. 

Summary of Density  

Respondents are supportive of office and retail, with a secondary preference for a

campus-style development like 3M was for three decades.

“There is not a resistance to building, there’s concern that it will impact traffic

infrastructure in a negative way,” Linda said.

“Most respondents are simply concerned about what Karlin will be building and

how it will impact the community, with only a handful of people on the extreme

(end) of not having anything built,” Kulick shared

Survey Q1: Rank Top 3 Concerns:

  • Traffic accumulation
  • Environmental disruption
  • Insufficient infrastructure 
  • Changing zoning from single-owner R&D to Multi-use
  • QOL impact
  • Other

Survey Q2: Rank Top 3 Desired Community Benefits:

  • Proposed 9 acre park with trails and lake
  • Larger park with sports and rec facilities
  • Through road
  • Facilities for civic use
  • Traffic mitigation study
  • 60-80% MFI-restricted affordable housing

Survey Q3: Choose a Desired Density Preference:

  • Multi-use with less height/density
  • Offices and retail with no residential
  • Campus-style (3M, Concordia)
  • Other

Survey participation well represented 

The number of highest survey responders came from the following neighborhoods:

Steiner Ranch 

River Place     

Long Canyon  



Canyon Creek 

Westminster Glen      

Grandview Hills          

Shepherd Mountain  

Greenshores HOA      

The Preserve at Four Points  

North West Hills Area

Hudson Bend             

Monte Vista   

Colina Vista    

Anderson Mill            

Courtyard HOA          

Westcliff HOA