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Dallas City Council
3/26/25 | Market Rate Report
Welcome to Ultraground. We draw lines between development deals.
CC March 26, 2025
District: 11 | Far North Dallas
984-Unit Mixed-use | SEC of Preston Rd & Belt Line Rd | Approved
District: 3 | Southwest Dallas
360-Unit Multifamily | 8351 Clark Rd | Approved
District: 12 | Far North Dallas
19-Acre Senior Mixed-use | NEC/NWC of DNT & PGBT | Approved
District: 11 | Far North Dallas
4.47-Acre Office-to-Multifamily | 8111 LBJ Fwy | Deleted from Agenda
District: 4 | Southern Sector
16-Unit Townhomes | 1200 Grant St | Approved
12-Unit Townhomes | 1223 Grant St | Approved
10-Unit Townhomes | 729 N Denley Dr | Approved
District: 13 | Northwest Dallas
31-Unit Townhomes | 10056 Marsh Ln | Approved
You saved: 8h 24m
DISTRICT: 11
Pepper Square SEC of Preston Rd & Belt Line Rd
Far North Dallas | 15.51 Acres | 984 Units | Approved
City Council 3/26/25
IM/CS/PD → PDD for WMU-5 | Approved
After three years of back-and-forth, the Dallas City Council approved the 984-unit Pepper Square rezoning on March 26, 2025, despite overwhelming community opposition.
Here's what you need to know:
The basics: 15.51 acres at the southeast corner of Preston and Belt Line, currently an aging retail center with 198,000 SF across 11 buildings built between 1977-2001. Henry S Miller is looking to transform this into a mixed-use development with up to 984 units. The project will maintain at least 35,000 SF of retail and create two acres of open space with trail connections.
The zoning change requested a PD for MU-2 Mixed Use District uses with modified standards primarily for density, height, structured parking, and landscaping. The biggest points of contention were the building heights (up to 165 feet/12 stories on the Preston Road portion) and the overall unit count.
The Developer started at 2,300 units and eventually came down to 868 base units, with potential to reach 984 if they include 116 retirement housing units. The CPC recommended a base density of 48.5 units per acre with potential 7.5 unit/acre bonuses for mixed-income housing (5% at 81-100% AMI) and retirement housing.
Worth noting: This deal has zero base affordability. The mixed-income component that gives them bonus density is at 81-100% AMI, a point Council Member Ridley called out directly.
‟I am shocked that this development proposing 984 units, none of which will be affordable for people of lower income levels.
The community opposition was significant - 107 in opposition vs 2 in favor from notification area, and speakers claimed 91% of HOA members opposed the plan. Multiple neighborhood representatives described a process they felt excluded from meaningful compromise. The room was packed with yellow-shirt-wearing opponents.
Several interesting procedural notes: The case was remanded to CPC in November 2024 over sign posting issues, then went through several CPC hearings. Community speakers asked for a deferral until after the May election since District 11 CM Schultz is term-limited, suggesting the next council member could facilitate better compromise. CM Mendelsohn moved to defer to August 13th, but it failed 5-9.
The most revealing aspect was the council split. Council Member Schultz (the district rep) strongly supported the project, focusing on housing needs and engineering reports showing residential generates less traffic than retail. Bazaldua (D7) was a vocal supporter, dismissing traffic concerns as a "misconception" and noting the rarity of agreement between former CMs Kingston and Kleinman (both testified in favor).
‟It was the neighbors that threw the baby fit, that resorted to lawsuits after they had compromised many, many parts of the original proposal. And so what we now know is that they were not operating in good faith, and therefore those concessions should never have been offered.
On the opposing side, Arnold (D4) was passionate about protecting single-family neighborhoods, Mendelsohn (D12) directly challenged developer claims about vacant space, and Ridley (D14) criticized the lack of affordability and community benefits.
Transportation was a major focus. The developer's Kimley Horn traffic study concluded that residential use would generate up to 50% less traffic than the fully-leased retail. The plan includes a traffic signal at Belt Line and Barry Trail and transportation director Justin Carley noted they're working on upgrading signal systems along Preston.
Developer Greg Miller made what some interpreted as a veiled threat during debate on deferral–a tactic that Council Member Mendelsohn called out.
‟If you keep delaying me, I might drop it all together and lease the Steinart space to any number of all-night dance halls.
The phasing approach is significant - Phase 1 is capped at 300 units, which triggers the requirement for open space installation. The taller buildings (up to 165 ft) are on Preston Road, while Belt Line-facing portions max at 75 feet (5 stories).
Public benefits include 90,000 SF of open space with pedestrian amenities, wider sidewalks (8-ft along public streets), trail connections, transit shelters, and requirements for structured parking (85% minimum). Worth noting that CPC allowed two rows of surface parking along Preston Road frontage.
This case highlights the tension between Dallas's growing housing needs and established neighborhood interests. CM Schultz framed it well:
‟This year-long dispute highlights how hard it can be to have serious conversation about land use and housing in Dallas.
The vote ultimately passed, demonstrating Dallas Council's willingness to approve significant density at major intersections despite neighborhood pushback.
City Plan Commission 2/6/25
IM/CS/PD → PDD for WMU-5 | Approved
‟If you want to preserve single-family neighborhoods and have less density in single-family neighborhoods, then we have to look at sites like this on a state highway that's three lanes in each direction to put density.
The project faced substantial community input, generating over 400 opposition letters.
In case you missed previous meeting analysis on community response towards Pepper Square, here’s a single graphic to get you caught up:
You saved: 11h 45m
Full Deal Analysis: 3/26/25 – 6/20/24 | Pepper Square
Developer: Henry S. Miller, Greg Miller Phone: (972) 419-4000 Email: [email protected] LinkedIn
Case Report: Z212-358(JM)
Project Plans: Z212-358(JM) Dev + Concept Plan
DISTRICT: 3
Camp Wisdom 8351 Clark Rd
Southwest Dallas | 13.36 Acres | 360 Units | Approved
City Council 3/26/25
RR w/ Deed Restrictions → PDD for MU-1 | Approved
Dallas City Council approved NRP's 360-unit deal in Southwest Dallas on March 26, 2025. There was no discussion as it landed on the consent agenda.
Development Details
Design: Thirteen three-story residential buildings plus one-story clubhouse
Unit Mix: 50% one-bedroom, 50% two-bedroom units
Average Unit Size: 970 square feet
Notable Features: Luxury amenities including granite countertops and stainless appliances
Parking: 549 spaces (exceeding 540 required)
Design Requirements
20-28% open space including retention pond
Double the standard landscape requirements
Enhanced architectural aesthetics
Six-foot perimeter fencing
Gated pedestrian connections
Planned accommodation for Camp Wisdom Road's future expansion from two to four lanes
Strategic Decisions
Originally planned as a Public Facility Corporation (PFC) partnership
Converted to primarily market-rate after community feedback
5% of units reserved for households earning 61-80% of AMI
Deliberately excluded three-bedroom units to minimize school impact
Received community support after addressing concerns
Commissioner emphasized importance of PD zoning for southern Dallas standards
City Plan Commission 1/23/25
RR w/ Deed Restrictions → PDD for MU-1 | Approved
The development team changed course on their Public Facility Corporation (PFC) structure after hearing from the community. Tommy Mann of Winstead PC, representing NRP, explained that receiving feedback against a PFC project made them "go back to the underwriting table." In response, they revamped the project as a market-rate development while keeping luxury features such as granite countertops and stainless appliances.
The City Plan Commission voted against Staff's recommendation for straight MU-1 zoning, instead approving a Planned Development District. Commissioner Darrell Herbert, representing District 3, emphasized PDs' importance in southern Dallas.
‟PDs are the way to protect us in the Southern Sector... In getting some standards and asks from the community over the years.
You saved: 7h 25m
Full Deal Analysis: 3/26/25 – 1/23/25 | Camp Wisdom
Developer: The NRP Group, Alena Savera Phone: (817) 657-8368 Email: [email protected] LinkedIn
Owner: Rosebriar, Robert Adams Phone: (573) 268-9928 Email: [email protected]
Case Report: Z223-304(MP)
Project Plans: Z223-304(MP) Plan
DISTRICT: 12
Billingsley Senior Housing NEC/NWC of DNT & PGBT
Far North Dallas | 19.34 Acres | Approved
City Council 3/26/25
RR → MU-3 | Approved
Lucy Billingsley and the Billingsley Company secured MU-3 Mixed Use District zoning for a 19-acre site at the DNT/Bush Turnpike interchange that had previously languished under office and retail zoning for decades. The City Council approved the case on consent on March 26, 2025, following a unanimous 14-0 CPC recommendation. The developer volunteered a single but crucial deed restriction that would prohibit multifamily use on the property. This restriction limits the residential component exclusively to retirement housing, addressing potential concerns about density and traffic impact.
City Plan Commission 2/20/25
RR → MU-3 | Approved
Lucy Billingsley explained their 30-year struggle to develop the property under its current zoning:
‟We've worked for over 30 years to try to use this property for the current zoning, and we've been unsuccessful because of some access reasons.
The development team conducted a market study at the suggestion of the local commissioner and council member that identified significant demand for 55+ housing in the area. Baldwin explained the housing gap the project would address: "The 55+ marketplace... demand is certainly there," while also "recycling" housing stock by giving empty-nesters "a place to go [and] get those houses back in the hands of people with families and schools."
Neal Sleeper, Commissioner for District 9, questioned whether staff had considered current market realities in their recommendation:
‟I wonder if staff considered, when making their recommendation, the likelihood of a major office development or a regional retail development happening anytime in the short to midterm horizon. It seems unlikely to me based on market conditions.
U/ Product
The 19-acre development will feature internal circulation systems. Baldwin emphasized that "these pods are big enough to have internal circulations so people will not be having to walk along the freeway," addressing walkability concerns.
The development specs show substantial density potential: up to 270 feet (20 stories) with a FAR of 3.2 base/4.0 maximum, compared to the previous PD 852 allowance of 240 feet with a 2.0 FAR. However, Baldwin indicated they plan buildings between 3 and 10 stories on the site.
You saved: 7h 18m
Full Deal Analysis: 3/26/25 – 2/20/25 | Billingsley Senior
Developer/Owner: Billingsley Company, Lucy Billingsley Phone: (214) 270-1000 Email: [email protected]
Case Report: Z234-229(LG)
Project Plans: Z234-229(LG) Aerial
In the first quarter of 2025, Lucy Billingsley and the Billingsley Company have been pushing 3 market rate deals forward with and a clear thesis: multifamily over office. Like Billingsley Senior above, the February approval in Farmers Branch and January’s Allen deal involve prioritizing residential over commercial–through rezoning or phasing reorganization.
Here are a few more deals from Dallas-Fort Worth All-In:
From Dallas-Fort Worth All-In
SOUTHWEST FARMERS BRANCH
Brickyard Phase 8 1990 Wittington Pl
Southwest Farmers Branch | 10.59 Acres | 472 Units | Approved
Billingsley Company received approval from Farmers Branch City Council to convert an existing three-story office building (constructed in 2014) into the latest phase of their now 2,781-unit Brickyard residential community. The deal rezones 10.59 acres from "Office-1" to "Mid-Density Residential" within PD-88 to allow a 472-unit multifamily product called Brickyard Phase 8.
The development includes two larger four-story wrap-style apartment buildings with a total of 420 units, plus six three-story townhome-style buildings along property edges containing 54 units. Approximately 77% of units will be one-bedroom apartments.The development plan includes:
8 new buildings (mixture of apartment and townhome styles) 367 one-bedroom units and 105 two-bedroom units 807 parking spaces (1.7 spaces per unit, exceeding the required 1.125 ratio) Townhome-style buildings along Wittington Place Two 4-story wrap-style apartment buildings internal to the property Amenities including pickleball courts, outdoor pavilion, and lakefront deck
The project provides 807 parking spaces (1.7 spaces per unit), significantly exceeding the PD-88 minimum requirement of 1.125 spaces per unit. Amenities include pickle ball courts, a deck feature over Landon Lake, and extensive landscaping with 36% of the site (3.84 acres) dedicated to green space, more than double the required 15%.
The Brickyard development has a significant history in Farmers Branch:
Phases 1 & 2: 843 units completed (2015-2017)
Phases 3-7: 1,466 units entitled but not yet constructed
Phase 8 (current proposal): 472 units
Total development: 2,781 units when all phases complete
Lucy Billingsley, representing the Billingsley Company, explained the economic necessity driving the proposal:
‟This building has a single tenant, Monitronics, which is now Brink Security. They have gone through bankruptcy twice. They have given us notification of termination for June of this summer.
Billingsley noted the office building has been unsuccessfully marketed at $14 per square foot (significantly below market rate) for several years, while nearby office buildings command around $30 per square foot. The Developer explored converting the building to residential but found it "wildly expensive and delivers homes with inward views that were not appealing." The estimated construction cost would be around $250 per square foot, resulting in units priced at approximately $2,000 per month, targeted at residents with incomes around $85,000.
City Council 2/18/25
PD-88 "Office-1" → PD-88 "Mid-Density Residential" | Approved
The Council voted unanimously to approve the project, with the first residents potentially moving in by 2026-2027 based on the developer's timeline.
As Billingsley explained during the meeting:
‟The existing tenants have had it on the market for several years for way below market rate... we knew when the city voted many years ago to change this district from Urban to single family and multifamily residential that the ability for this office to succeed on the long term would be lost.
Project Timeline:
Existing tenant departure: Anticipated August 2025
Demolition: 7 weeks
Design process: 7 months
Construction start: Q2/Q3 2026
First residents: 14 months after construction start
Project completion: 26 months from construction start
Technical Compliance:
The proposal meets or exceeds key requirements:
Parking: 807 spaces provided (531 required)
Open space: 167,442 sf (36% of site) vs 72,953 sf required
Street trees: All 28 existing trees preserved
Building height: 3-4 stories (within allowed range)
After thorough discussion, the City Council voted unanimously to approve the zoning amendment.
‟Lucy, Henry – thank you all for being as open as you were to the residents out there and taking the time to answer all of their questions and alleviate any concerns or fears that they had... shows that you all are very good partners with the City of Farmers Branch.
Full Deal Analysis: 2/18/25 – 12/9/24 | Brickyard Phase 8
Developer/Owner: Billingsley Company, Lucy Billingsley Phone: (214) 270-1000 Email: [email protected]
Staff Report: 24-ZA-15
Project Plans: 24-ZA-15 Plan
NORTHEAST ALLEN
Sloan Corners West SWC US-75 & State Hwy 121
Northeast Allen | 260.94 Acres | 4,000 Units | Approved
City Council 1/28/25
Amendment to PD-139 | Approved
The Sloan Corners West development encompasses 260.94 acres at the intersection of Highway 75 and 121 in Allen, a highly visible location with regional access. Originally approved in 2019 as Planned Development No. 139 with a base zoning of Mixed Use, the property is now undergoing strategic amendments to its development regulations to adapt to current market conditions while maintaining the same ultimate build-out capacity.
The requested modifications primarily address phasing parameters, building typologies, parking requirements, and infrastructure specifications. Billingsley Company, the developer, submitted amendments that were unanimously approved (7-0) by the Planning and Zoning Commission on January 7, 2025, with subsequent review by City Council on January 28, 2025.
The amendment increases the initial phase allocation from 700 to 1,004 units, representing approximately an 8% adjustment to front-load residential development. This strategically accelerates residential occupancy to create the necessary population density for supporting subsequent commercial components, while retaining the previously-entitled overall 4,000-unit cap.
Project phasing has been precisely calibrated to ensure balanced delivery of mixed-use elements.
Phase 1 permits 1,004 units without commercial prerequisites
Phase 2 allows progression to 1,400 units contingent upon delivery of 50,000 square feet of retail
Phase 3 expands to 2,100 units requiring 100,000 square feet of office and cumulative 75,000 square feet of retail
Phase 4 permits 2,800 units necessitating 200,000 square feet cumulative office space
Final phase 5 completes the full 4,000 units with 375,000 square feet of total office development.
The development regulations maintain stringent requirements for unit mix composition—65% minimum of all units must be studios or one-bedrooms across all phases. This prescribed mix targets young professionals and empty nesters, aligning with employment growth along the technology corridor. First-floor units along designated primary frontages must be constructed as "retail ready" with minimum 14-foot ceiling heights to accommodate future conversion flexibility.
The architectural standards amendment creates a significant product diversification opportunity through the introduction of "townhome-style" units. These units function as multifamily from an operational perspective (not fee simple, centrally managed) but present as townhomes from the streetscape. The amendment reduces minimum building height from three stories to two stories specifically for these townhome-style units, expanding possible product configurations while maintaining urban density.
Parking requirements have been strategically modified to facilitate initial development momentum. The amendment permits 105 surface-parked units without prior non-residential construction, eliminating the previous prerequisite of 100,000 square feet of office before any surface parking could be developed. The remaining 195 surface-parked units (for a total 300-unit maximum) may proceed after securing building permits for 100,000 square feet of office. For all units beyond the 300 surface-parked maximum, at least 70% of parking must be structured or enclosed.
On-street parking proximity requirements have been adjusted from 200 feet to 800 feet specifically for retail uses along four primary streets (Waverly Drive, Sutton Place, and Bravo Park Drive). This expanded distance provides significantly greater flexibility in site planning and commercial leasing strategies. The 800-foot distance aligns with recent standards established for Allen's Downtown District.
During the public hearing, Lucy Burns, Office Partner for the Billingsley Company, emphasized the economic necessity of these adjustments:
‟All the modifications we're requesting boil down to one thing—ensuring when we kick off our first office project that it's a huge success. You only get to make a first impression once.
Burns further noted that current Class A office delivery requires established retail presence.
‟Retail is fundamentally important in having office succeed. If you're delivering Class A office today, you have to have retail there. It's the first box that you have to check.
The development includes substantial recreational amenities with a 20-acre central park, one-mile perimeter trail connected to the city's system, dog parks, pickleball courts, and extensive art installations.
Full Deal Analysis: 1/28/25 – 1/7/25 | Sloan Corners West
Developer: Billingsley Company, Lucy Billingsley Phone: (214) 270-1000 Email: [email protected], Lucy Burns Email: [email protected] LinkedIn
Staff Report: Sloan Corners West
Project Plans: Sloan Corners West Plan
DISTRICT: 11
Gateway Centre 8111 LBJ Fwy
Far North Dallas | 4.47 Acres | Deleted from Agenda
City Council 3/26/25
MF Deed Restriction Removal | Deleted from Agenda
Owner Hartman Income REIT and developer Hamilton Commercial’s office-to-resi deal was set for the March 26, 2025 City Council meeting but was deleted from the agenda before the meeting.
City Plan Commission 2/6/25
MF Deed Restriction Removal | Approved
Owner Hartman Income REIT (Silver Star Properties REIT), represented by Houston-based Lou Fox, is seeking to convert their struggling 15-story office building at 8111 LBJ Freeway into multifamily housing. The February 6, 2025 Dallas City Plan Commission unanimously approved terminating the deed restrictions that currently prohibit multifamily use and limit floor space to 276,919 square feet.
The property, located at the intersection of LBJ Freeway and Coit Road, has seen office occupancy plummet from 80% to 40% over five years. The 271,089 square foot building sits on 4.47 acres and includes a 5-story, 317,688 square foot parking garage. The 2024 certified value is $11,084,430 with annual taxes of $259,707.64.
Developer Hamilton Commercial, through Jonathan Tooley as Director of Land Development, is partnering with Hartman on the conversion. Their representative Chelsea Thurman (9406 Biscayne Boulevard) emphasized the property's declining office performance and need for repositioning. The existing MU-3 Mixed Use District zoning will remain, requiring only the removal of restrictive covenants for multifamily use.
The site's location advantages include frontage on LBJ Freeway and Coit Road (a 100-foot ROW principal arterial), with existing multifamily to the north and east and a hotel to the west. The Transportation Department found no significant traffic impact concerns.
You saved: 4h 59m
Developer: Hamilton Commercial, Jonathan Tooley Phone: (806) 346-1276 LinkedIn
Owner: Hartman Income REIT, Lou Fox Phone: (281) 407-1238 Email: [email protected] LinkedIn
Case Report: Z234-343(MB)
DISTRICT: 4 | DEAL: 1/3
1200 Grant Street Townhomes 1200 Grant St
East Oak Cliff | 0.52 Acres | 16 Units | Approved
City Council described developer Paul Carden as "exactly the kind of person we need in our communities" doing smart urban infill that actually listens to the community. Located on the south line of Grant Street between Ridge Street and South Denley Drive in East Oak Cliff, this half-acre site is being developed from an R-5(A) single-family zoning into a Planned Development District with MF-2(A) Multifamily uses. The product type changed significantly through the entitlement process.
The deal started as rental apartments but morphed into a for-sale townhome community after multiple neighborhood meetings. Carden's willingness to pivot proved crucial to securing community support.
‟What started out as a proposal for mostly small scale rental apartments has shifted to an all townhome design, with most units for sale.
This flexibility directly addressed the neighborhood's biggest concern - creating true stakeholders rather than "transient residents."
This shift resonated with community leaders like Daymond Lavine, President of Brentwood Trinity Heights Community Action Group, who stated plainly:
‟We don't want apartments that will allow for transient residents to come into the area and not really help us deal with what is already happening there. What we want are homeowners who will invest in the community for the better.
The for-sale product resolves this concern while still achieving reasonable density at 36 units per acre.
Density without disruption seems to be the organizing principle here. The PD creates space for 16 townhome units within a maximum height of 36 feet, exempt from residential proximity slope restrictions that would otherwise limit the buildable envelope. The project maintains a conservative 60% maximum lot coverage and includes enhanced design requirements that single-family zoning wouldn't provide - particularly the streetscape improvements.
From a parking perspective, the PD includes a key reduction to one space per unit regardless of bedroom count, eliminating the typical penalty for including family-sized units. This is particularly significant for a site like this with proximity to transit - it's within half a mile of two DART light rail stations.
What's most compelling about the location is what Council Member Carolyn King Arnold described as a "$1 billion view of downtown" - a visibility corridor that has been underutilized due to decades of disinvestment.
‟For the neglect in that community, the lack of infrastructure code violations that we continue to work on, we've been working on those for years.
Yet Arnold ultimately voted for the project despite expressing concerns about gentrification.
The market context here matters tremendously. The site sits within a "G" Market Value Analysis area, indicating a weaker market position. However, the area is experiencing rapid change with 1,000-1,400 square foot homes being replaced by 2-3 story houses exceeding $500,000, and recent permits for homes over 4,000 square feet. This project offers a middle density alternative to the either/or proposition of small existing homes versus luxury single-family replacements. In December 2024, Carden mentioned this deal is all 3-bedroom units.
The approval process was notably smooth for a zoning case in a changing neighborhood. The City Planning Commission voted 10-3 in favor after an initial motion to deny failed 4-9. The City Council approval was unanimous, with even skeptical members ultimately supporting it. The community notification process generated responses from 105 property owners within 500 feet, with three in favor and zero in opposition - a nearly unheard-of outcome for a density increase.
This project connects to broader city initiatives. The staff analysis explicitly tied the project to multiple Comprehensive Plan goals including southern sector development opportunities, neighborhood strengthening, housing opportunity expansion, promoting pedestrian-friendly streetscapes, and encouraging complementary building height/scale/design. The proposal also aligns with climate action goals by supporting transit-oriented development and reduced parking requirements.
This case demonstrates that thoughtful density can win approval in transitioning single-family neighborhoods when the developer is willing to revise plans based on community feedback. As Chad West, Council Member for District 1, put it:
‟You're exactly the kind of person we need in our communities, you know, doing adaptive reuse and projects of that type.
Developer/Owner: Paul Carden Phone: (214) 378-1212 Email: [email protected] LinkedIn
Case Report: Z234-170(GB/MP)
Project Plans: Z234-170(GB/MP) Plan
DISTRICT: 4 | DEAL: 2/3
Grant & Front Townhomes 1223 Grant St
East Oak Cliff | 0.45 Acres | 12 Units | Approved
The second deal puts 12 townhome-style units on a former church site. While the nearby 1200 Grant Street project evolved from rental apartments to partially for-sale townhomes during entitlements, the developer didn't specify the product type for the Grant & Front townhomes. Changes included incorporating design standards to address community concerns: mandatory spacing between buildings, enhanced front yards, and top-of-façade treatments that convinced both staff and council the project would enhance rather than detract from neighborhood character.
Daymond Lavine of the Brentwood Trinity Heights Community Action Group voiced concerns similar to those at the adjacent site, emphasizing the tagline "Preserving What We Have" and the need to address gentrification.
As CM Arnold noted, the site offers a "$1 billion view of downtown" that has been underutilized due to decades of disinvestment. While the area is now seeing rapid change with homes exceeding $500,000 replacing smaller, existing residences, this project represents a middle-density alternative that can deliver housing without the extreme pricing of luxury single-family replacements.
Developer/Owner: Paul Carden Phone: (214) 378-1212 Email: [email protected] LinkedIn
Case Report: Z234-198(LG/MP)
DISTRICT: 4 | DEAL: 3/3
Grant & Denley Townhomes 729 N Denley Dr
East Oak Cliff | 0.34 Acres | 10 Units | Approved
The third deal positions a 10-unit townhome-style multifamily development at Grant Street and South Denley Drive. It is another infill opportunity with several distinguishing characteristics from the nearby projects above. The 14,810 square foot parcel (approximately 0.34 acres) is smaller than Carden's other approved developments at 1200 Grant Street (0.52 acres) and 1223 Grant Street (0.45 acres), yet maintains the same development standards.
The infrastructure challenges at this location are more pronounced than at the other sites. The current 26-foot street width requires expansion to 40 feet, an improvement that lacks dedicated city funding. This constraint was specifically cited during hearings by both the developer and Council Member Arnold, who noted the city's lack of design standards for streets under 50 feet wide.
While all three developments include similar design standards (building spacing, enhanced front yards, roof treatments), this project's 10-unit proposal on the smallest parcel represents the most conservative density among the three sites, despite the 36 units/acre allowance. The simplified parking requirement of one space per unit regardless of bedroom count represents a significant regulatory advancement for all three sites, particularly valuable for a developer considering family-sized units.
The unanimous Council approval on March 26, 2025, following a 10-3 City Plan Commission recommendation, indicates support for contextual density.
Developer/Owner: Paul Carden Phone: (214) 378-1212 Email: [email protected] LinkedIn
Case Report: Z234-202(MB)
City Plan Commission 12/5/24
R-5(A) → PD for MF-2(A) | Approved
The City Plan Commission recommended approval of all three cases on December 5, 2024, with a 10-3 vote, citing the developer's community engagement and design standards that address compatibility concerns.
These deals address a critical market gap in a rapidly gentrifying area where new construction is dominated by high-end single-family homes—some exceeding 4,000 square feet. As Carden explained:
‟The market here has actually become so skewed that the more affordable existing units take existing housing takes longer to sell, much longer to sell, than the high-end single family that's going up.
The projects target middle-income residents (90-160% AMI), providing housing for "couples, small families, teachers, nurses, firefighters and officers."
‟75203 is in route for gentrification. And in order to get some type of leeway, we need some density where that's fit.
‟We're afraid of what's going to happen in this neighborhood. And I think we just have a philosophical difference as to what we should do about it... Let's look for the thoughtful projects that offer a different price point that over the long haul will keep a different mix of folks in that neighborhood.
You saved: 11h 45m
Full Deal Analysis: 3/26/25 – 12/5/24 | Grant Street Townhomes
DISTRICT: 13
Marsh Lane Townhomes 10056 Marsh Ln
Northwest Dallas | 1.97 Acres | 31 Units | Approved
City Plan Commission 2/6/25
CR → PD for TH-3(A) | Approved
Mehrdad Moayedi of Centurion American secured unanimous council approval to redevelop a vacant 1.97-acre office site into missing middle housing by prioritizing early outreach to nearby HOAs, neutralizing opposition before it could organize.
John Wimberley, Wimberley Court Homeowners Association President, commended the successful process.
‟This is the way it should work. He was very respectful. We had great discussions. He listened to us. He incorporated the ideas of the neighborhood.
This groundwork paid off with only 4 oppositions against 8 supporters during the zoning process—a ratio practically unheard of for density increases in established neighborhoods.
The project secured a Planned Development District that exceeded standard TH-3(A) density (16 units/acre vs. standard 12) while maintaining neighborhood compatibility through smart design: heights stepping down to 27 feet near adjacent homes, an 8-foot masonry wall with seven 3-inch caliper trees along Betty Jane Lane, and 10% dedicated open space. The pedestrian-focused approach includes 6-foot sidewalks with 5-foot buffers, enhanced crosswalks, and downward-facing lighting.
Council Member Gay Donnell Willis called it a "fairly utopian experience" of developer-community cooperation and highlighted its "missing middle kind of price point." The entire process moved efficiently: filed September 24, 2024, CPC approval February 6, 2025 (11-0 vote), council approval March 26, 2025.
The developer’s representative Leo Amaya's positioning of the project as "bringing the opportunity of homeownership to many people that have been priced out in Dallas proper" resonated with both neighbors and officials in this strong "B" Market Value Analysis area where quality infill is welcomed but execution matters.
Full Deal Analysis: 3/26/25 – 2/6/25 | Marsh Lane Townhomes
Developer/Owner: Centurion American Development Group, Mehrdad Moayedi Phone: (817) 312-9110 Email: [email protected]
Case Report: Z234-352(MB)
Project Plans: Z234-352(MB) Plan
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