- Dallas Ultraground
- Posts
- Dallas City Council
Dallas City Council
09/28 - 10/12
Welcome to Ultraground. We give you a look at all sides of zoning meetings.
September 28 and October 12
Approvals:
Elm Thicket Density Limit
950-unit Mixed-use
18 Duplexes
Denials:
650-Unit Multifamily/Industrial
Original Meeting Time: 01h 45m, 05h 20m
Crow Multifamily + Industrial
Southwest Dallas | 174.78 Acres | 650 Units | Denied
This case shows how much Council relies on land use plans.
"... if we had forwardDallas plan, we will not be here today." - Council Member Atkins.
The process of updating forwardDallas is underway. Andrea Gilles, Assistant Director at planning, said they estimate to have forwardDallas in front of Council in summer of 2023.
But without it, Council defaulted to the 1988 Southwest Dallas Land Use Plan which calls for only residential in this area.
The primary concern was truck traffic and warehouses next to SFR. When asked if they were okay with gentle density, Colin Larson, President Capella Park Homeowner's Association, said "So that's (single-family attached/duplexes) already planned for this area. So we are open and discussing that already."
It was denied and it will return in 8 months and repay the fee. This application was submitted in January of this year.
Developer: Crow Holdings Industrial, Ken Valach LinkedIn
Elm Thicket Lot Coverage Limit
Elm Thicket | Approved
Council limited new development lot coverage in the northern Dallas neighborhood of Elm Thicket. Council reasoned that it will protect legacy homeowners from displacement.
Timing of a new zoning tool can matter as much as the specifics of how the rule changes the city. Council noted this area started changing 15 years ago. They criticized CPC for the pace at which it was brought before Council.
Opposition
The opposition said this takes away the very property rights that it aims to protect.
"I do think property rights will be taken away." "If you can't pursue that maximum, that does affect generational wealth."- Chairwoman Willis
Council Member and Senator Chad West went further on his take of recent CPC decisions around density.
"And I would just encourage the City Plan Commissioners to learn about our housing policy and learn about our housing needs because a lot of the decisions that are coming outta there seem to be, at least by a certain factor, seem to be like 1980s mentality suburbanites." - Senator West
What it means
Single-story and multi-story maximum lot coverage for residential stretchers is now 40%. That includes duplexes, they will also need to be developed at 40%. Just for reference, a 7,500 SF lot being developed into a 2-story residential at 40% vs 45% is a difference of 750 square feet.
Which tool do neighborhoods use to help with this displacement pressure?
Two other options for limiting density in Elm Thicket:
Neighborhood Stabilization Overlay - require 50% of residents to vote in favor
Conservation District - require 62%/60% to adopt, there's a fee that's waived at 75% adoption
University Hills
Southern Dallas | 91.4 Acres | 950 Units | Approved
The project partnering with the University of North Texas is approved. 950 units will be all market rate.
Since It was supported unanimously by CPC, this team added EV parking regulations. Russell Glen also created design standards including lighting and open space.
This is the first mixed-use project in this area in 50 years.
Developer Terrence Maiden, Contact: [email protected], LinkedIn
Check out how this project compares to the forwardDallas! land use plan (overlaid):
Exodus Duplex
South Dallas | 3.72 Acres | 36 Units | Approved
An undeveloped lot used as an informal dumping ground gets the duplex go-ahead.
The developer agreed to do 80% brick along the exterior. This came from negotiations with the SFR neighborhood.
Council Member Atkins highlighted this detail in his motion to approve the project. He noted that Council can't regulate materials. But when it's elected, it goes a long way in fitting into the existing SFR community. Atkins heads District 8, which sits on the Southern and Southeastern edge of the city.
Developer: Exodus Development Group LLC, Marc Henderson LinkedIn
West Commercial
West Dallas | Denied
CPC denied this request for commercial zoning in west Dallas. Two residents showed up to speak against this zoning case, stating they didn't want west Dallas to continue to be a "dumping ground."
Deputy Mayor Pro Tem Narvaez said it plainly, "listen to the two speakers that spoke."
Developer: Fredis Benitez (Sole Proprietorship)
South Dallas Industrial
South Dallas | 3.72 Acres | 36 Units | Approved
There are only 2 properties in the area not zoned industrial because they're zoned AG. This is one of them.
There is also a single family house to the west. Rob Baldwin worked with City Planning Commission to make deed restrictions to appease the neighbor.
50' max height
Buildings must be 60' from shared PL
Overhead doors can't face neighbor
8' masonry wall between
Thank you for being a part of Ultraground.
How was this report? |