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Dallas City Council, CPC
4/9/25 – 4/10/25 | Market Rate Report
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CC April 9, 2025
District: 3 | Southwest Dallas
244-Unit Multifamily | 40810 LBJ FWY | Approved
CPC April 10, 2025
District: 8 | Southern Dallas
336-Unit Multifamily HFC | 2100 E Wheatland Rd | Bonds: Approved | Zoning: Postponed
You saved: 5h 22m, 1h 7m
DISTRICT: 3
Creekside at Clark Ridge Canyon 40810 LBJ Fwy
Southwest Dallas | 4.84 Acres | 244 Units | Approved
City Council 4/9/25
NS(A) → MF-2(A | Approved
A new market rate multifamily deal just got the green light in Southwest Dallas. The Dallas City Council recently approved a rezoning from NS(A) Neighborhood Service District and A(A) Agricultural District to MF-2(A) Multifamily District on West Camp Wisdom Road between Clark Road and Royal Cedar Way. This approval comes after a lengthy five-year process that culminated in an intensive final year, requiring five separate hearings totaling over 36 hours before securing the zoning change.
Led by Matthew J. Krueger, Wildwood is planning 223 multifamily units and 11 townhomes on exactly 4.836 acres - a project that went through five City Plan Commission postponements between September 2024 and January 2025 before finally reaching Council approval in April 2025. What makes this particularly interesting is the explicit emphasis on this being market rate housing in Southern Dallas, an area that typically sees mostly affordable and low-income housing development.
‟This is a market rate apartment in Southern Dallas. We talk about this, we get low income apartments all the time. This is a market rate apartment.
He went on to emphasize that this project rounds out the developer's existing portfolio in the area, which already includes "low-income single family homes, housing for seniors, townhomes for seniors."
‟I am supporting this because it’s bringing the market rate apartments that we’ve been asking for to the District.
The site itself is challenging - it contains a canyon/hillside that requires significant excavation, with plans calling for a two-story underground garage topped by five-story buildings. The developer representative, Steven Uetrecht, acknowledged that the property also has an Artesian Creek running along its eastern edge. These site challenges were cited as the reason for going with MF-2 zoning, which allows more flexibility.
The Council recognized the topographical challenges support the product choice, with Council Member Gracey noting that the topography of the site "doesn't necessarily afford the opportunity for single-family homes."
Wildwood is turning this challenging site condition into a significant community benefit package. The developer is donating and "amenitizing" approximately 27 acres of parkland adjacent to the development.
The developer voluntarily added deed restrictions preventing development within 55 feet of the creek, even though their plans didn't call for building in that area anyway.
‟It is to reassure the neighbors in the community that we respect the creek. We have no intention of developing within the creek and we want to keep the natural beauty that this site represents… This development allows us to build a Class A development, enhance the tree preserve, build this tree preserve, and amenitize it for not only the residents but the community at large.
This isn't the first multifamily project in the area. According to public opposition, the Mountain Creek area had 1,097 multifamily units approved and opened in 2024-25 just one block from this site, with another 360 units recently approved (likely citing Camp Wisdom) and two more developments proposed for the same intersection.
There was some opposition from residents concerned about density and the multiple exemptions the developer would need to secure. One speaker claimed they would need "15 exemptions" related to setbacks, drainage easements, and floodplain issues. However, the developer characterized these not as exemptions but as engineering challenges they'd work through with city departments.
Here is a collection of comments from the various hearings leading up to the Council approval:
City Plan Commission 1/23/25
NS(A) → MF-2(A) | Approved
‟We have to just stick to the zoning lane...I'll stick to my lane, I'll stick to the zoning lane in this case and in all the others.
‟I know we're limited on what we can and what we can't do here...These projects in my district, I kind of have to protect things in case these properties are sold or this change is legacy.
You saved: 7h 25m
City Plan Commission 9/19/24
NS(A) → MF-2(A) | Postponed
 ‟The property can flip, they can change their mind, absolutely anything that meets MF-2 could be built. Deborah Carpenter, CPC, D6  ‟It just seems like this would have been a natural perhaps extension of that PD crafted for what you needed for this site. Joanna Hampton, CPC, D2  ‟Will the retaining wall be on your property or will it actually be right on the creek? Will it require you know all the construction equipment to be actually in the creek and could possibly cause damage to the creek when you're building that retaining wall? Thomas Forsyth, CPC, D4 |  ‟I'm not compelled by these questions on why there's a need to hold this over. I think that straight zoning is definitely appropriate as opposed to switching us to a PD. Christian Chernock, CPC, D1  ‟I hope we find a way to approve this case. This site needs housing. It just shouldn't take 5 years to build a couple hundred apartment units in Dallas. Tipton Housewright, CPC, D10  ‟They've already done projects in the area which gives us a little bit more faith in their project. Tabitha Wheeler-Reagan, CPC, D7  ‟This developer has been in our community for a very long time. They've developed good projects, including some of the homes that the residents live in today. (proposed holding the case under advisement). Darrell Herbert, CPC, D3 |
You saved: 7h 47m
Read the Full Analysis: 4/9/25 – 9/19/24 | Creekside at Clark Ridge Canyon
Developer: Wildwood Development Company, Matthew J Krueger Phone: (262) 527-0966 Email: [email protected]
Owner: Thomas M Gaubert Phone: (972) 274-0001 Email: [email protected]
Staff Report: Z223-220(MP) SR
Project Plans: Z223-220(MP) Plan
DISTRICT: 8
The Enclave on Wheatland 2100 E Wheatland Rd
Southern Dallas | 20.5 Acres | 336 Units | $50M DHFC Bonds: Approved | Zoning: Postponed
City Plan Commission 4/10/25
R-7.5(A) → MF-1(A) & CH | Postponed
Streamline Advisory Partners is working a 336-unit partnership with the Dallas Housing Finance Corporation (DHFC) at 2100 E Wheatland Road in southern Dallas. This deal has been in process since at least 2024 but is facing some challenges. The project sits on 20.5 acres on the west side of South Lancaster Road, straddling East Wheatland Road, with plans for affordable apartments on the north tract and for-sale townhomes on the south.
Development Team
Streamline Advisory Partners is the lead developer, with Joel Pollack as managing partner. Their team includes Mark Gregg (managing partner), Darren Woodson (partner), and Roxanne Henley (controller). King E. Rhodes is the land owner. For the zoning case, they're using Karl Crawley with Masterplan as their representative. At initial HFC presentation, Streamline presented a track record of multiple affordable housing projects across Texas, including 15+ communities with over 3,000 units total using 4% LIHTC, 9% LIHTC, and HUD 221(d)(4) financing.
U/ Product
The multifamily product consists of 336 units with a garden-style, 3-story design on 12 acres. The unit mix breaks down as:
96 one-bedroom units (775 SF) at $1,242 max rent
174 two-bedroom units (975 SF) at $1,489 max rent
66 three-bedroom units (1,150 SF) at $1,721 max rent
All units target 60% AMI or below, making this a fully affordable project. The site plan shows multiple residential buildings arranged around common spaces with surface parking. Amenities include controlled access gates, fitness center, children's playscape, resort-style pool, dog park, BBQ areas, business center, and community room.
What's particularly noteworthy is their service package: annual health fair, weekly services for school-age children, after-school tutoring (addressing concerns about C-rated local schools), notary services during business hours, recreational activities, and a food pantry. This is a solid amenity and service package for an affordable development.
Joel Pollack, managing partner at Streamline, described their vision at the initial 2024 HFC presentation as a mixed typology community, with a twist that wasn't prominently featured in their main presentation. He mentioned having an additional eight acres across Wheatland where they plan to develop first-time homebuyer townhomes separately from the affordable rental portion. This suggests they're thinking about a comprehensive neighborhood approach rather than just an isolated apartment complex.
‟We will do this as part of Streamline, bringing first time home buyer townhomes to the eight acres site on the other side of Wheatland, which we think would be a good accompaniment to the multifamily affordable piece.
Entitlement Status
The project is still working through entitlements. They're seeking rezoning from R-7.5(A) Single Family to MF-1(A) Multifamily and CH Clustered Housing. The City Plan Commission heard the case (Z245-155) on April 10, 2025, but Streamline chose to postpone the hearing until June 26, 2025.
City planning staff isn't opposing multifamily use but is recommending WMU-5 Walkable Urban Mixed Use along street corridors and WR-5 Walkable Residential for other areas instead of conventional multifamily zoning. This form-based zoning approach would require more urban-oriented design standards, potentially increasing costs but also creating a more attractive product.
Market Context
The site is within the UNT-Dallas Area Plan boundaries, designated for "Urban Mixed-Use" development. It's close to UNT-Dallas campus and a planned DART light rail station, giving it good long-term upside potential despite the current weak market rating. The area has a Food Basket grocery store about 1.9 miles away, Walgreens at 3.1 miles, and childcare within 1 mile.
Transportation access is a concern that board members raised. The DART station is 0.75-1 mile away, and school transportation would likely require bus service. Local schools (J.N. Ervin Elementary, Royce West Leadership Academy, and Wilmer-Hutchins High School) all have C ratings from TEA.
Challenges with this deal:
They've withdrawn their bond application.
City planners are pushing for more costly form-based zoning.
The City's housing finance corp. had concerns about concentration of affordable housing in South Dallas.
The project is in a weak market area (MVA "H").
Transportation access is limited.
Opportunities:
Proximity to UNT-Dallas and future DART station creates long-term upside.
The development team has extensive affordable housing experience.
City staff is supportive of multifamily use on the site, just with different standards.
There's potential to be part of broader revitalization near the university.
Current Status
As of April 10, 2025, the project is in a holding pattern on zoning until June 26, 2025.
U/ Finance
Deal Structure & Financing
The initial financing structure was a $50 million tax-exempt bond issuance through Dallas Housing Finance Corporation with 4% LIHTC equity.
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