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Dallas City Council
5/22/24
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CC May 22, 2024
Public Facility Corporation (PFC)
Housing Finance Corporation (HFC)-Issued Bonds
The Mondello | 2000 Highland Rd | 150 Units
Tenison Lofts| 3600 Samuell Blvd | 164 Units
HiLine Illinois | 4710 West Illinois Ave | 200 Units
Waterford at Goldmark | 13695 Goldmark Drive | 200 Units
West Virginia | 8004 West Virginia Dr | 204 Units
Zoning
District: 13
168-Unit Senior Assisted Living | 3700 Inwood Rd | Approved
725-Unit Mixed-use | 5585 LBJ Fwy | Postponed
District: 14
416-Unit Multifamily | 3900 Lemmon Ave | Approved
You saved: 2h 31m, 6h 7m, 2h 35m
DISTRICT: 2
East Dallas | 1.49 Acres | 92 Units | Approved on Consent
Bloc House Santa Fe Trail is a 92-unit mixed-income product planned for 4533 Willow Street, right along the Santa Fe Trail in East Dallas. The $14.68 million deal will turn 1.49 acres into a mix of affordable studios and 2-bedroom units.
What stands out are the micro-units with mechanical furniture to maximize space efficiency. The 375 SF studios aim to feel like 425 SF, while the 2-bedrooms will redouble that at 750 SF. In the words of developer Jon Hetzel with Madison Partners:
‟We're installing them all with mechanical furniture so the bed and dresser move.
The affordability mix follows standard PFC precedent - 50% (46) of units will be income-restricted with 40% reserved for 80% AMI and 10% for 60% AMI households. That means rents ranging from $1,136 for a 60% AMI studio to $1,510 for a market-rate studio. This is the "missing middle" of workforce housing.
The financing structure is where things get exciting. The Dallas Public Facility Corporation (DPFC) will own the property and lease it back to the developer for 75 years, exempting it from property taxes.
In exchange for DPFC participation and forgone taxes, the project will provide an estimated $51.75 million in workforce housing rent savings over 75 years. The DPFC will receive an estimated $10.39 million through a combination of sources.
Deal terms:
$250,000 structuring fee at closing.
$58,398 initial lease payment.
3% annual lease escalations.
15% sale commission after the developer's debt and equity are repaid.
2% commission on all future sales.
City Staff acknowledged the project would not be feasible without the DPFC partnership. It took some convincing of the Office of Fair Housing after initial concerns about the surrounding area, but after seeing the transformative potential, they ranked it favorably. The $11 million in city funding, 4% state tax credits, and deferred developer fees made the deal work.
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Council Member Mendelsohn, who has voiced her position against PFCs multiple times, was the sole vote against the deal. No other Council Members weighed in before the project’s approval.
‟It's a PFC and so I pulled this so I could vote against it.
Housing & Homelessness Solutions 4/23/24
Approved
District 2 Council Member Jesse Moreno and the local neighborhood group both backed the deal. Council Member Moreno spoke glowingly of the project at the meeting, saying he is “really excited about the opportunities with this site," and calling it another "exciting property in District 2."
‟I hope we can have other developers follow in this model.
They praised the community outreach, with the developer holding three neighborhood meetings and garnering the support of the Friends of Santa Fe Trail.
P.S. The other District 2 “exciting” site that CM Moreno mentioned is Generation Housing Partners’ Tenison lofts, located at 3600 Samuell Blvd.
You saved: 2h 35m
Developer: Madison Partners, Jon Hetzel Phone: (214) 217-4306 Email: [email protected], Bloc House, Alex Lowe Phone: (214) 810-0782 Email: [email protected], Crimson Building Company
Case Report (Zoning, Subdivision): Z212-325(MP), S223-191
Legislation Details: Bloc House Santa Fe Trail Details
Project Plans (10/11/22): Bloc House Santa Fe Trail Plan
Plat: S223-191 Plat
HFC-Issued Bonds
Multifamily housing mortgage revenue bonds issued by the City of Dallas Housing Finance Corporation (DHFC)
The Mondello | 2000 Highland Rd | DevCo, LLC | District 7 | 150 Units
$22,500,000
Tenison Lofts | (4%) | 3600 Samuell Blvd | Generation Housing Partners | District 2 | 164 Units
$30,000,000
$6,500,000 CDBG-DR
$4,500,000 CDBG/HOME
HiLine Illinois | (4%) | 4710 West Illinois Ave | Generation Housing Partners | District 1 | 200 Units
$35,000,000
Waterford at Goldmark | (4%) | 13695 Goldmark Drive | District 11 | Allied Orion Group | 200 Units
$31,000,000
West Virginia | (4%) | 8004 West Virginia Dr | April Housing (Blackstone) | District 8 | 204 Units
$32,000,000
DISTRICT: 14
3900 Lemmon Ave 3900 Lemmon Ave
Oak Lawn | 3.08 Acres | 416 Units | Approved on Consent
Trademark is turning a city block in the Oak Lawn Special Purpose District into a community hub. The 416-unit mixed-use product incorporates a lot of design elements directly from residents.
What distinguishes this development is the developer's commitment to community engagement. Trademark hosted more than eight meetings with local residents to gather insights and incorporate feedback into the design process. This collaborative approach led to significant design elements, such as creating a community-accessible pocket park, preserving stunning mature trees, and narrowing sidewalks to harmonize with the neighborhood's aesthetic. The massing steps down from 88’ on Lemmon Avenue to 36’ to integrate into the surrounding neighborhood. A restaurant and community spaces on the ground floor look to foster a strong sense of connection among residents.
The Oak Lawn Committee and local HOA have expressed support for the inclusive and community-centric development, recognizing the value it will bring to the area.
‟This developer did extensive and above and beyond community outreach in the neighborhood.
Notable features:
5% (20 Du) will be micro-units, providing naturally affordable housing.
Participation in the City's Mixed Income Housing Development Bonus (MIHDB) program.
Graywater recapture for irrigation, aligning with the City's CECAP.
Adoption of the habitat garden standard to support pollinators and reduce water consumption.
City Council approved 3900 Lemmon with the following changes and no discussion.
Height (Max, Feet):
85' within 155' of Lemmon
65' between 155-285' from Lemmon (with bonus)
36' beyond 285' from Lemmon
Throckmorton & Reagan setbacks:
≤60' height: 15' for ≤36', 25' for >36'
>60' height: 10'
City Plan Commission 4/4/24
Approved
Commissioners praised the proposal for its community engagement and alignment with city policies. Commissioner Melissa Kingston, District 14, commended the developer's responsiveness. However, concerns were raised about affordable housing. Commissioner Tabitha Wheeler-Reagan, District 7, urged the developer to consider "working-class housing," emphasizing the need for housing options for those earning around “$18 per hour,” (~$37,440/year, 52% AMI - HUD ‘23).
‟I would hope that you all would consider some affordable housing, or what we should be calling ‘working class’ housing. So many in this District do not consider that they go to the end.
You saved: 6h 7m
Developer: Trademark Chad Colley Phone: (817) 810-5390 Email: [email protected]
Owner: HEB Grocery Company, LLC
Attorney: Winstead, Tommy Mann Phone: (214) 745-5724 Email: [email protected]
Case Report: Z223-260(MP)
Project Plans 4/4/24: Z223-260(MP) Plan
Developer’s Presentation 4/4/24: Z223-260(MP) Pres
Read the full report here:
DISTRICT: 13
LBJ Financial Center 5585 LBJ Fwy
North Dallas | 8.6 Acres | 725 Units | | Postponed
Trammell Crow and Acram Group are leading a $300 million deal to convert a boarded-up, uninhabited 10-story office building on LBJ Freeway into a residential 725-unit mixed-use product. The LBBJ 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 makes 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 Council deferred the deal with no discussion.
City Plan Commission 4/4/24
Approved
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 just think we've left a lot of development opportunity unused today. I don't think there's a need to reduce the site. 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
Read the full report here:
DISTRICT: 13
3700 Inwood Road 3700 Inwood Rd
Love Field | 3.04 Acres | 168 Units | Approved on Consent
This 3-acre/168-unit assisted living product on Inwood Road includes several notable details:
Parking ratio reduced to 0.7 spaces per unit/suite.
Centralized kitchens and dining allowed to serve residents.
35,000 SF (27%) of site required as open space.
Oak Lawn Committee Vice President Adam Murphy endorsed the project on behalf of the organization. City Council approved the project on consent with no discussion.
Developer: Harbert Management Corporation Phone: (214) 370-2650
Attorney: Winstead, Tommy Mann Phone: (214) 745-5724 Email: [email protected]
Case Report: Z223-250(LG)
Project Plans 4/4/24: Z223-250(LG) Plan
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