Welcome to Ultraground. We connect the dots between zoning meetings.

From the August 23rd City Council meeting, there was only one significant approval in Southern Dallas. So, this report focuses on District 08, covering both Southern and Southeast Dallas.

District 08

• District 08 Development Data: Delivery Methods, Entitlement Times, Affordable Bonuses

• District 08 Leased Up Land Map: Realtime Project Tracking, Permits, Opposition, Approvals, Deferrals, Contact Info

You saved: 4h 1m

What types of projects are coming to Southern Dallas? How are they being delivered? Who is bringing them online? And how is the neighborhood reacting to new housing?

District 08 Projects X Type 2019-Present

Delivery Type

Entitlement Time

Where are current District 8 projects in the process? How did they get approvals? Denials? Which projects have new permits?

451 N Jim Miller Rd Z212-280(JM)

Elam | 0.31 Acres | 4 Units | Approved

Rezoning

➊ SR_02/28/20 — ➋ CPC_{Denial 3/23/23} — ➌ CC_08/09/23

Staff Recommendation————————City Plan Commission————————City Council

No permits

Opposition

➊ SFR Adjacency — CPC Commissioner Blair (District 08), Wheeler, Herbert

➋ Community Feedback — CPC Commissioner Blair (District 08)

➌ “Don’t Want Density” — Neighborhood

The Commission pushed back on the zoning change for a few key reasons:

• Surrounding area is single-family homes zoned R-5 and R-7.5. Commission felt that adding multifamily here would disrupt the single-family character.

• Local community strongly opposed adding density. Residents quoted saying "They don't want the density" and "they don't want more density."

• Developer was not present at the meeting to offer deed restrictions or specific commitments to townhome style buildings. Without these restrictions, the CPC was reluctant to approve a straight zoning change to MF-1.

• Commissioner Blair, representing District 8, spoke about attending community meetings where residents strongly opposed adding density.

• Commissioner Wheeler expressed concern about adding multifamily housing when that side of the street is traditionally single-family homes.

• Commissioner Herbert said the Southern Sector is at capacity and talked about not wanting to put more people in poor predicaments.

• Commissioner Young agreed with deferring to the commissioner from the district and said density needs to be in appropriate locations.

The local community spoke out strongly against the zoning change at community meetings. One commissioner said "I heard loud and clear last night from the community in this particular area is that they don't want the density." A commissioner summed up their concerns by saying "they're tired of the density" and "this isn't the place to dump some more...multi-family into that area they are oversaturated with."

In the end, the Commission voted 10-3 to deny the zoning change without prejudice due to the community opposition and incompatibility with the surrounding single-family neighborhood. The outcome shows the challenges developers may face trying to introduce multi-family housing into existing single-family areas, particularly when the community mobilizes against it.

08/09/23 City Council Analysis Here

Developer: Fuad Hamed

Case Report: Z212-280(JM)

See where every project in this district is right now in the process

Have any questions? Send a note to [email protected]