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Dallas City Council
6/26/24
Welcome to Ultraground. We talk about how affordable housing gets built here.
CC June 26, 2024
District: 6 | Arcadia Park
300-Unit Affordable Multifamily | 1200 N Walton Walker Blvd | Approved
District: 13 | North Dallas
725-Unit Mixed-use | 5585 LBJ Fwy | Approved
District: 14 | Knox Park
399' Mixed-use | 4444 McKinney Ave | Approved
District: 13 | Northern Dallas
4.5-Acre Mixed-use | 8300 Douglas Ave | Approved
District: 1 | Oak Cliff
200-Unit Multifamily HFC Bonds | 4710 W Illinois Ave | Approved
District: 1 | Lake Cliff
300-Unit Mixed-use | 900 N Zang Blvd | Approved
You saved: 8h 21m
DISTRICT: 6
The Ridge at Loop 12 1200 N Walton Walker Blvd
Arcadia Park | 16.42 Acres | 300 Units | Approved
Dallas City Council approved LDG Development's 300-unit affordable multifamily product on North Walton Walker Boulevard, calling it "wonderful." The 100% workforce housing product is the first rezoning of its type in Western Dallas’ District 6 in over a year.
Council Member Omar Narvaez highlighted its significance:
‟This will be a 100% workforce housing which is the first time I've hit 100% workforce housing.
‟I'm excited to see this eventually go up because this is really going to help a lot of families be able to stay together, but also live close to where there's a lot of available places to work.
Council Member Zarin D. Gracey, representing the neighboring District 3, added:
‟This type of development in that area is wonderful. And what it's replacing is even more wonderful.
This deal’s affordability component has evolved. The project has gone from 5% of units at 81-100% AMFI (Area Median Family Income) to 100% affordable with a mix of lower income brackets - 50%, 60%, and 70% AMI (Area Median Income). Specifically, 4% of units at 50% AMI, 92% at 60% AMI, and 4% at 70% AMI. It will focus on families with 45% three-bedroom and 4% four-bedroom.
LDG combined a zoning change, 4% Low-Income Housing Tax Credits (LIHTC), HFC-issued tax-exempt bond financing, and other funding sources, to deliver the product.
On the zoning side, LDG rezoned 16.421 acres from R-7.5(A) Single-family to a Planned Development District for MF-2(A) Multifamily. LDG will receive modifications to setbacks, density, lot size, height, and parking requirements for providing affordable units.
The capital stack consists of $50 million in tax-exempt bonds issued by the City of Dallas Housing Finance Corporation (HFC) and 4% Low-Income Housing Tax Credits, projected to provide $36.9 million in equity.
Notable terms:
Term | The Ridge at Loop 12 (1/30/23) |
|---|---|
HFC Administrative Fee | $100,000 |
Bond Issuer (HFC) Fee | $250,000 (0.50%) |
Permanent Loan | $43,934,000 |
Development Costs | $89,777,607 |
Deferred Developer Fee | $8,950,526 |
Hard Construction Costs | $50,383,000 |
Housing Tax Credits Equity | $13,846,471 (Construction Period) $36,893,081 (Permanent Period) |
Developer: LDG Development, Justin Hartz Phone: (502) 931-5795 Email: [email protected], Jake Brown Phone: (502) 638-0534 Email: [email protected] LinkedIn
Attorney: Rob Baldwin Email: [email protected]
Case Report: Z234-106(GB) CR
Project Plans: Z234-106(GB) Dev Plan
DISTRICT: 13
LBJ Financial Center 5585 LBJ Fwy
North Dallas | 8.6 Acres | 725 Units | Approved
‟This is taking empty office buildings and converting to multifamily, and two of them will be reconfigured to have less parking lot, more green space. So kind of the direction we want to go in.
‟…We're dealing with ForwardDallas right now. This is exactly where density is appropriate…I think it's a huge win and I'd love to see more of that across the City.
‟It's going to help revitalize an area of town that really needs some more love. So I'm thrilled with this project and looking forward to seeing it really be a catalyst. Maybe it'll even leap across 635 and push a little, spur a little more development.
Trammell Crow and Acram Group won approval for a $300M adaptive reuse deal. A boarded-up, uninhabited 10-story office building on LBJ Freeway is set to become a residential 725-unit mixed-use product. The LBJ Financial Center conversion will preserve the parking structure but incorporate new ground-up development, creating 725 units with 5% affordable at 81-100% AMI. This sets a new precedent for adaptive reuse in DFW.
The concept plan involves converting the central office building to multifamily, demolishing two smaller buildings, lining the parking structure with units, and providing 65,000 SF of contiguous open space. The landscaping will exceed Article 10 requirements.
City Plan Commission 4/4/24
Approved
Commissioner Housewright, District 10, took the deal’s restraint on density a bit farther. Housewright compared the proposed density of approximately 2 FAR to the approved project above on Lemmon Avenue with a 3.4 FAR, highlighting the inconsistency in the Commission's approach to housing projects.
‟I don't think there's a need to cap the units…I think we need to be bolder.
You saved: 6h 7m
Developer: Trammell Crow Company, High Street Residential (Crow Subsidiary), Acram Group Kevin Hickman Phone: (214) 863-4277 Email: [email protected]
Owner: Denley Investment & Management David Balour Phone: (310) 844-7806 Email: [email protected]
Attorney: Winstead, Tommy Mann Phone: (214) 745-5724 Email: [email protected]
Case Report: Z223-305(MB)
Project Plans 4/4/24: Z223-305(MB) Plan
Project Plans 6/26/24: Z223-305(MB) Plan
DISTRICT: 14
Knox Promenade 4444 McKinney Ave
Knox Park | 3.14 Acres | Approved
Hines & Stockdale Development Partners’ 399-foot tower in Knox Park sparked a range of reactions from the Dallas community.
While the project has garnered support from various organizations and the majority of notified property owners, some residents have passionately expressed their concerns.
Erica Bachmann collected signatures from her neighbors in opposition to the 399’ tower and Mary Beth Harrison questioned the need for more high-rises.
 ‟It does not fit our neighborhood. We're not equipped for the traffic. I think it will decrease my home value. Erica Bachmann, Resident |  ‟Are we trying to look like New York? Mary Beth Harrison, Resident |
On the other hand, Anthony Page, representing the Oak Lawn Committee and the Uptown Neighborhood Association, offered "full, unqualified, and enthusiastic support" for the project, praising its consistency with the City's plans and its inclusion of much-needed housing and senior care.
Despite the concerns raised by some residents, the Knox Promenade project was approved by City Council, with Council Member Paul E. Ridley, District 14, passionately advocating for its potential to benefit the City by providing affordable housing and senior living units.
‟… A project that will add a substantial number of housing units in addition to a percentage of affordable units, which we desperately need.
‟…The Central Expressway access road is a good location for high density, and this is being proposed by a very reputable developer.
City Plan Commission 5/2/24
Approved
A $3-5 million question confronted the City Plan Commission as they considered the Knox Promenade mixed-use development - how to correctly apply the Mixed-Income Housing Development Bonus (MIHDB). Hines & Stockdale Development Partners proposed 2.5% of multifamily units be reserved at 61-80% AMI and 2.5% at 81-100% AMI to achieve the bonus entitlements.
However, City Staff pushed for a higher percentage, recommending 10% at 61-80% AMI and 5% at 81-100% AMI. This discrepancy led to a lengthy discussion among the commissioners.
You saved: 12h 19m
Developer: Hines Phone: (972) 716-2909, Stockdale Development Partners Kenneth Pratt (Stockdale) Phone: (214) 220-3423 Email: [email protected]
Attorney: Winstead, Tommy Mann Phone: (214) 745-5724 Email: [email protected]
Case Report: Z223-208(LG) CR
Project Plan: Z223-208(LG) Dev Plan
DISTRICT: 13
8300 Douglas (Preston Center) 8300 Douglas Ave
Northern Dallas | 4.51 Acres | Approved
Dallas City Council approved RAMROCK's mixed-use development project in Preston Center with no discussion, allowing the developer to proceed with the plans as approved by the CPC.
City Plan Commission 5/2/24
Approved
The project received support from several commissioners, including:
Larry M. Hall (District 13) moved to approve the case.
Tipton Housewright (District 10) commended Commissioner Hall's work on this complicated case.
Commissioner Darrell Herbert (District 3) seconded the motion, appreciating the historical context of the area.
Commissioner Lorie Blair (District 8) addressed traffic concerns raised by residents, stating:
‟Yes, in all areas in the City of Dallas we're all challenged with traffic but that's going to happen because we also have hundreds of people moving here on a daily basis. So, until you can take a city and knock it completely down and reengineer it, you're going to always have that, and I'm sorry but that's just our reality. This is a beautiful development, I love it.
Despite the support, Commissioner Deborah Carpenter (District 6) voted in opposition to the motion to approve the zoning case.
RAMROCK has requested an increase in FAR from 2.0 to 4.5 and a height increase from 85’ to 225’, contingent upon providing mixed-income housing. Staff recommends that 15% of the total residential units be reserved for households earning between 51% and 100% of the AMI.
You saved: 12h 19m
Developer: RAMROCK Real Estate LLC, Robert Dozier, Matt Gibson Phone: (214) 983-0280 Email: [email protected] LinkedIn
Attorney: Jackson Walker, Suzan Kedron LinkedIn
Case Report: Z223-141(MP)
Plan: Z223-141(MP) Dev Plan
DISTRICT: 1
HiLine Illinois 4710 W Illinois Ave
Oak Cliff | 6.55 Acres | 200 Units | Approved
Generation Housing Partners was successful in rezoning an Oak Cliff church for 200 affordable units. The deal, coming in at $142,273 per unit, is made possible with 4% tax credits and a fresh $35,000,000 in Dallas Housing Finance Corporation-issued Multifamily Housing Mortgage Revenue Bonds.
The R-7.5(A) Single Family District to MF-1(A) Multifamily rezoning was approved by CPC and Council with no discussion.
Some additional figures:
Term | HiLine Illinois (2/14/24) |
|---|---|
Developer Fees | $6,097,871 |
Deferred Developer Fee | $2,476,649 |
Hard Construction Costs | $25,254,693 |
Reserves | $1,401,730 |
HOME/HFC Funds | $9,500,000 |
Conventional Loan | $22,557,213 |
Housing Tax Credits Equity | $21,150,574 LIHTC Syndication Proceeds |
Developer: Generation Housing Partners, Adrian Iglesias Phone (Mobile): (512) 971-9127 Phone (Office): (214) 613-6569 Email: [email protected], Chris Applequist Phone: (817) 501-9577 Email: [email protected]
Owner: Templo de Alabanza Church, Brian Sandoval Phone: (214) 333-2147 Email: [email protected]
Case Report: Z234-154(MB)
DISTRICT: 1
Slate Bishop Arts 900 N Zang Blvd
Lake Cliff | 1.67 Acres | 300 Units | Approved
Council Member Chad West, representing District 1, championed Slate Properties’ 300-unit mixed-use rezoning for a new WMU-8 Walkable Urban Mixed Use District.
‟We're going to see some additional development and density along Zang and along the streetcar line.
The approved plan includes:
A shopfront overlay on parts of Zang Boulevard and 5th Street.
Live-work units in select areas.
Removal of the overlay on Beckley Avenue and 6th Street.
This decision followed a somewhat split City Plan Commission meeting.
City Plan Commission 6/6/24
Approved
District 1 Commissioner Christian Chernock led the effort in bringing Slate Properties’ 300-unit mixed-use product one step closer to life in Lake Cliff. Chernock emphasized that commercial is contingent on density.
‟The commercial that we desire, that walkable lifestyle that we desire, all that benefit that urban brings, isn't going to happen without the density.
Commissioners Tipton Housewright, Lorie Blair, and Tabitha Wheeler-Reagan joined Chernock in support for the 8-story mixed-use development.
Not every commissioner was convinced. Commissioner Darrell Herbert, District 3, expressed his reservations about approving 8 stories in Lake Cliff. Herbert acknowledged that while some neighbors appreciate the recent changes in the area, such as a church being converted to homes, the height of the proposed development is “scary for some of them.”
‟I am struggling with the eight floors at this end of the Lake Cliff area. I think this would be the largest building on that end, and this is groundbreaking.
Herbert’s concerns were echoed by Katrina Whatley, a local resident who presented a petition with signatures against the zoning change, arguing that the neighbors were “promised retail, not live-work,” and a “more walkable neighborhood.”
You saved: 5h 32m
Developer: Slate Properties, Reid Beucler Phone: (214) 228-8844 Email: [email protected] LinkedIn
Case Report: Z212-357(MP)
Project Plans: Z212-357(MP) Plan
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