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Dallas | 120-Unit Senior Multifamily
8/28/24 | Palladium Cockrell Hill
Welcome to Ultraground. You see where senior housing is going here.
CC August 28, 2024 - CPC July 11, 2024
District: 3 | Southwest Dallas
120-Unit Senior Multifamily | 3606, 3626 S Cockrell Hill Rd | Approved
You saved: 10h 42m
DISTRICT: 3
Palladium Cockrell Hill 3606, 3626 S Cockrell Hill Rd
Southwest Dallas | 5.395 Acres | 120 Units | Approved
A senior living product designed for those aged 62 and older faced opposition about potential traffic congestion in the Southwest Dallas. Palladium’s $31.3 million deal will develop a 5.3-acre site from office into a four-story affordable senior living product. It will bring 88 affordable units online in District 3.
Council Member Zarin D. Gracey, representing the district where the project would be built, exemplified this tension. While supportive of the deal's goals, he expressed serious concerns about traffic safety. His vivid description of existing issues underscored the weight of these concerns. Gracey's called for additional traffic studies and mitigation measures to balance development with community safety.
‟Tire marks are literally right there in front of the school where they're doing donuts
Omar Narvaez's enthusiastic support for Palladium's track record contrasted sharply with the concerns of local residents. His emphasis on the rapid sell-out of a previous Palladium project indicated a prioritization of addressing housing needs over localized opposition. Narvaez offered additional positive support around the developer’s track record with build quality.
‟Palladium does an excellent product. Like when I toured the one that opened in my district, I was all like, 'I'm ready to move in here.'
Jaynie Schultz's statement framed the project within a larger context of Dallas's evolving approach to senior housing. This perspective potentially helped justify overriding local opposition in favor of broader city needs.
‟We are clearly seeing that this is an issue that we're going to need to take on as a city.
The community response was starkly divided. Curtis Redmond's emphatic opposition highlighted the intensity of local resistance.
‟No one wants this property built. No one wants a four-story apartment complex staring into their backyards, front yards, windows.
The privacy concerns raised by Rosina Alejandro further illustrated the personal nature of residents' objections.
‟My main concern is when this four-story build right next to my house, they will be peeping toms looking at us, or looking to the school.
Conversely, other community members supported it due to their personal connection to the affordable senior housing or to Palladium’s past projects. Geyden Sage's personal story about her parents' 13-year wait for affordable senior housing added emotional weight to the pro-development argument.
Supporters like Brenda Barnes emphasized the urgent need for senior housing. Barnes was among other residents in support who currently live at Palladium RedBird - a partnership with the Dallas Housing Finance Corporation (DHFC).
‟I'm here to support senior living because I am an official senior. I would love to remain in my area. Seniors deserve something better now, and I would love to have something good for seniors in the Oak Cliff area. I don't think there is one nearby.
The Council's ultimate decision to approve the project, despite significant local opposition, suggests a prioritization of city-wide housing needs.
The deal is leveraging 9% Low Income Housing Tax Credits from TDHCA, with tax credit equity expected to contribute $18.2 million to the total financing.
Financials | Palladium Cockrell Hill | Palladium RedBird HFC |
|---|---|---|
Total Financing | $31,285,087 | $60,486,658 |
Land Acquisition | $2,934,000 | $1,300,000 |
Hard Construction Costs | $19,611,750 | $42,286,141 |
Permanent Loan | $12,108,500 | $37,276,800 |
Financing Fees | $2,350,884 | $4,220,362 |
Housing Tax Credits Equity | $14,261,782 | $14,900,138 |
Deferred Developer Fee | $977,807 | $768,415 |
Developer Fees | $3,367,915 | $7,034,859 |
HOME Federal Loan | N/A | $5,000,000 |
CDBG | N/A | $1,271,576 |
With land acquisition costs at $2.9 million and hard construction costs at $19.6 million, the project is allocating a significant portion of its budget to the physical structure. Financing fees of $2.4 million and a deferred developer fee of $997K round out some of the key financial components.
City Plan Commission 7/11/24
NO(A) & R-10(A) → PD / MF-2(A) | Approved
The 120-unit deal faced traffic concerns at the Dallas City Plan Commission July 11, 2024 meeting. The deal faced scrutiny due to fears about congestion and safety impacts from the future low-income senior residents.
Local resident Curtis Redmon voiced strong opposition. He highlighted existing traffic issues, noting the "daily traffic jam" on Blue Ridge, due to the school’s "pick up and drop off." Redmon shed light on past reactions to new development from the District 3 community.
‟I think that it is not a good use of this property. We've had a similar proposal about 1,500 feet down Guadalupe Avenue and we had a community meeting where we met the developer and we soundly rejected it.
District 3 Commissioner Darrell Herbert felt these concerns warranted a 2-month postponement until September 19th to discuss concerns for further traffic mitigation planning and community engagement.
‟This area is a very selective area...This is my first time hearing the voices of the neighbors, so I want to give me more opportunity to discuss their concerns with them and even with the team about traffic mitigation efforts for that area. This is not one of those 'I don't want it, we don't want it' situations. It's about the safety of the citizens that live there currently and especially the students who are going to the school.
Not all commissioners shared these concerns. District 7 Commissioner Tabitha Wheeler-Reagan argued that 120 senior units would generate far less traffic than a standard 300-400-unit multifamily product, yet she supported Herbert’s motion to postpone.
A delay might not be a straight denial, but District 14 Commissioner Melissa Kingston described the impact delays have on delivering affordable senior housing in Dallas.
‟I'm familiar with at least two other housing projects affordable housing projects in the City that have died in the last 2 months because the city was too slow... We're about to kill another project that is going to provide much needed affordable Senior Living.
The project also garnered significant support from the community. Thomas Melton, owner of the site and minister at Cliffwood Church of Christ, expressed enthusiasm for the partnership with Palladium.
‟We see a long-term advancement in the community...We see restoration in the community.
Community member Jeanette Barry emphasized the pressing need for the product type.
‟I strongly support building senior housing for our residents in the southern sector. We know there continues to be a need for affordable housing especially for our seniors. Palladium has shown their commitment to provide quality, affordable housing for Dallas residents.
Density sparked discussion. Chair Tony Shidid questioned why Palladium chose 120 units instead of 300 on the 5.2-acre site. Maxwell Fisher, representing Palladium, explained this density - about 22 units per acre - was deemed more appropriate given the surrounding single-family zoning.
You saved: 10h 42m
Palladium's proposal includes several zoning deviations, including a maximum height of 60 feet versus the standard 36 feet, exemption from residential proximity slope requirements, reduction in required loading spaces, and elimination of the eastern residential buffer zone. The development would offer 73% affordable units (88) and 27% (32) market-rate units. Palladium is on the approval list for 9% TDHCA tax credits to support the deal. It will be Palladium’s first affordable senior product in the City of Dallas.
Developer: Palladium, Tom Huth Email: [email protected], Cody Hunt Email: [email protected] Phone: (972) 774-4455, Riva Switzerland, Inc.
Owner: Cliffwood Church of Christ Inc., Thomas Melton Jr. Phone: (972) 803-3318, James C Johnson (214) 533-7971
Case Report: Z234-184(LG)
Project Plans: Palladium Cockrell Plan
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