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Dallas City Council + CPC
3/7/24
Welcome to Ultraground. We tally up TIFs for you.
CPC March 7 | CC February 28, 2024
District: 13
4.5-Acre Mixed-use | 8300 Douglas Ave | Postponed
District: 2
497-Unit Multifamily | 2371 Victory Ave | Approved
District: 14, 2, 7
Deep Elum TIF Budget Increased 55% | $57.64 M → $93.52 M | Approved
Public Facility Corporation (PFC) Financials | Update
ForwardDallas | Discussion
You saved: 9h 15m, 5h 41m
DISTRICT: 13
8300 Douglas 8300 Douglas Ave
Northern Dallas | 4.51 Acres | Held under advisement
RAMROCK Real Estate’s 4.5-acre, district 13 mixed-use product was held under advisement to the 3/21/24 City Plan Commission meeting due to a typo in the noticing documents.
RAMROCK maintains a low public profile. The 7-year-old company doesn’t have much public-facing information, but they do manage a $1B portfolio across major growth regions:
Atlanta
Austin
Brooklyn
Baton Rouge
Dallas
Denver
Houston
New York
Developer: RAMROCK Real Estate LLC, 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: 2
Victory Block M 2371 Victory Ave
Victory Park | 2.95 Acres | 497 Units | Approved on Consent
The proposed development is a 28-story multifamily building containing 497 units on a 2.95-acre site. This represents a significant project in terms of height and unit count even for the Victory Park area.
All required off-street parking and loading spaces for the development will be provided in an above-ground parking garage on levels 1-8 of the building.
Developer: Hines, Phone: (972) 716-2909
Owner: Mitsui Fudosan America, Phone: (469) 404-5503
Attorney: Rob Baldwin Email: [email protected]
Case Report: D223-008(TB)
Plan: D223-008(TB)
PFC Financials
Upcoming: June 2024
City Council will be briefed on the financial impact and viability of the Public Facility Corporation (PFC) affordable housing tool in June 2024. It could help, or hurt, the future use of the delivery method.
The PFC program provides tax abatements to incentivize the development of affordable housing. The briefing will cover the City's usage of the PFC tool and assess whether it is being overused in a way that is detrimental to taxpayers.
District 1 Council Member Chad West shared this - you can reach out to Chad to submit questions, provide input, or get his personal email updates using this link.
CPC 3/7/24
ForwardDallas
Citywide | Discussion
The ForwardDallas comprehensive land use plan aims to guide future growth and development in the City of Dallas. As part of the planning process, the City Plan Commission reviewed the proposed "Placetypes" that outline the desired character and land uses for different areas of the City.
The “Community Residential” Placetype covers many existing single-family neighborhoods in Dallas. Some of the draft language suggested that duplexes, townhomes, and other slightly denser housing types could be allowed in these areas to provide opportunities for "gentle density" and infill development on vacant lots.
The most contentious topic of discussion was the “Community Residential” Placetype, which covers many of Dallas' single-family neighborhoods. The draft plan includes language suggesting that denser housing types, such as duplexes, triplexes, and small multifamily buildings, could be allowed in these areas as a way to gently increase density and housing options.
District 4 Commissioner Thomas Forsyth, who was recently appointed in February 2024, strongly opposed this. Forsyth argued that single-family neighborhoods should be protected at all costs from any increase in density. The District 4 Commissioner Forsyth called for a hard separation to “distinguish” between single-family and denser products.
‟In the single family Placetype this stuff is, is, is verboten.
It should not be included. Period.
Absolute statements like “Should not be included. Period.” and “If we don’t protect single family neighborhoods” frames the issue in stark, uncompromising terms. There is no room for nuance or middle ground in the statements.
References to past public outrage over short-term rentals and the vivid imagery of an auditorium full of angry residents aims to evoke fear and warn of dire political consequences if his view isn’t followed. It paints a picture of an intense backlash that could erupt if more density is allowed.
Words like “protect” and “warn” heighten the emotional stakes, casting this as an all-or-nothing battle to defend single-family neighborhoods from an existential threat. His repetition of certain phrases also amplifies their impact.
Overall, Commissioner Forsyth's charged language aims to raise alarm bells and encourage taking a hard line against density in single-family areas. He frames it as an urgent imperative, not just a policy debate, and warns of overwhelming public opposition to make the point.
District 6 Commissioner Deborah Carpenter also expressed reservations about language suggesting vacant properties are opportunities for denser infill development.
‟This could all also be almost a blueprint for displacement and gentrification in working class single family neighborhoods that aren't as expensive as some of the others. The land's cheaper.
Others were more open to the idea, suggesting that a mix of housing types can coexist well in certain areas and that allowing some density on vacant lots could help address the City's housing needs.
District 1 Commissioner Christian Chernock spoke in favor of allowing a mix of housing types in neighborhoods, arguing that “gentle density” like duplexes and small multifamily buildings coexist well with single-family homes in parts of his district. Chernock suggested the discussion be driven by data and research rather than other factors.
‟If anybody wants to oppose those things, I'm open to hearing that rationale as long as it's based on land use, research, and data.
District 10 Commissioner Tipton Housewright also seemed open to the idea of allowing some density on vacant lots in single-family areas, acknowledging the need for housing in Northern Texas.
‟If we can't rethink those kinds of sites, then we will not succeed in solving the problems we've got to solve.
DISTRICT: 14, 2, 7
Deep Ellum TIF District
Deep Ellum | $57.64 M → $93.52 M | 55% Increase | 3,500 Units | Approved
CC 2/28/24
The Deep Ellum TIF District, established in 2005, is set to undergo significant changes to spur economic development and revitalization in this historic area just east of downtown Dallas. On February 28, 2024, the Dallas City Council held a public hearing and approved amendments to increase the TIF District's total budget from $29.99 million NPV ($57.64 million total dollars) to an impressive $46.41 million NPV ($93.52 million total dollars). This 55% increase in the TIF budget is a strong signal of the City's commitment to accelerating growth in Deep Ellum.
The Deep Ellum TIF District amendments emphasize promoting affordable and mixed-income residential development.
Here are the key points:
Affordable Housing Allocation: • $5.76 million NPV dedicated to mixed-income housing projects within the TIF District • Funds can be used as gap financing to support the development of affordable units.
Housing Department Transfer: • $6.67 million NPV to be transferred to the City's Housing Department • Funds will support homeowner stabilization, home repair, and displacement mitigation programs in the Grand Park South area.
Residential Growth: • The TIF District Plan aims to add 3,500 new residential units by 2027.
Affordable Housing Requirements: • Residential projects receiving TIF District funding must meet Mixed-Income Housing Guidelines • 20% of all housing units in the Deep Ellum TIF District using TIF funds must meet the City's criteria for affordable housing ≥ 80% Area median family income (AMI).
Anticipated Total Value: • The Deep Ellum TIF District is projected to reach a total value of $2.9 billion by 2027 • This substantial growth in value is expected to enhance the feasibility and attractiveness of the area.
District Plan: Deep Ellum TIF District Full Plan
District Area: Deep Ellum TIF Area Extents
Organization | Phone | Website | |
|---|---|---|---|
Deep Ellum Foundation | (469) 232-6883 |
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