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Dallas City Council
3/27/24
Welcome to Ultraground. We talk about new towers here.
March 27, 2024
District: 8 | Southern Dallas
3.75-Acre Multifamily | 9101 Old Hickory Tr | Approved
District: 8 | Southeast Dallas
42-Unit Mixed-use | 14225 Seagoville Rd | Postponed
District: 9 | Northeast Dallas
111-Unit Multifamily | 5510 Abrams Rd| Approved
District: 14 | Oak Lawn
104-Unit/370’ Multifamily | 2701 Hood St | Approved
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DISTRICT: 8
9101 Old Hickory Trail 9101 Old Hickory Tr
Southern Dallas | 3.75 Acres | Approved
Corsair Ventures, represented by Tommy Mann of Winstead, successfully removed deed restrictions to allow 3.75 acres of residential on a site already zoned for multifamily. The property was subject to deed restrictions [Z856-134], which were put in place when the site was rezoned to multifamily in 2015. The key restriction relevant to this case is that the deed restrictions prohibited all residential uses on the property.
Site Characteristics:
Adjacent to existing multifamily (north and south), undeveloped MF-2(A)-zoned land (west), and office/warehouse uses (east); compatible surrounding land use pattern.
Located along Old Hickory Trail, south of W. Wheatland Rd, in Dallas Council District 8;
MVA category "G" but near major thoroughfares, Walmart Supercenter, and employment centers.
Market Value Analysis (MVA)
Tool used by the City of Dallas to assess the strength and weakness of the local residential market. MVA categorizes the city into various market types based on a range of indicators, such as median home sales prices, owner occupancy rates, code violations, tax foreclosures, and other socioeconomic factors. Range from A to I, with A = strongest rand I = weakest. Each category is assigned a color:
A, B, C (Purple): Strongest residential markets
D, E, F (Blue): Stable residential markets
G, H, I (Yellow to Orange): Weakest residential markets
Developer: Corsair Ventures David Gunderson Phone: (469) 998-7095 LinkedIn
Attorney: Winstead, Tommy Mann
Case Report: Z223-259(LG)
2023
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Southern Dallas, Southeast Dallas, Elam, Kleberg
DISTRICT: 14
2701 Hood at Brown 2701 Hood St
Oak Lawn | 0.75 Acres | 104 Units | Approved
The Dallas City Council approved Validus Development Corp’s planned development subdistrict for a 370' multifamily tower in Oak Lawn, but not without a notable omission in the discussion.
During the City Council hearing, there was no mention of the potential plan to pay $2.645M fee-in-lieu, which allows the developer to bypass providing the required 5% affordable units on-site. This comes after a City Plan Commission (CPC) hearing where Commissioner Tabitha Wheeler-Reagan opposed the fee-in-lieu option, calling it "horrible."
Instead, the City Council focused on the product's design, density, neighborhood impact, and construction staging plans. Council Member Jesse Moreno expressed support for the product but sought clarity on the construction worker parking.
‟This is an increasing problem in this particular area.
Evan Beatty, architect with GFF Architects, addressed Moreno's concerns, detailing plans for offsite parking and worker transportation during excavation. The Council ultimately voted in favor of the City Plan Commission's recommendation for approval.
City Plan Commission 2/1/24
Approved
Multiple Commissioners conveyed frustration with the affordability offer. District 7 Commissioner Wheeler-Reagan opposed fee payment, calling this option “horrible.” She pushed for the developer to provide at least some onsite affordable units.
‟In a lot of cities, they are vacating (the fee-in-lieu) because that affordable housing is ending up in the same areas.
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Developer: Validus Development Corp
Attorney: Jackson Walker, Suzan Kedron LinkedIn
3/27/24 Council Case Report: Z223-237(MP)
2/1/24 CPC Case Report: Z223-237(MP)
Development Plan: Z223-237(MP)Plan
We have a few quick ones - a no-discussion approval and a postponement.
DISTRICT: 9
The Summit at Daniel 5510 Abrams Rd
Northeast Dallas | 2.9 Acres | 111 Units | Approved
Develop a mix of uses including a four-story multifamily structure with 111 and 2,000 square feet of retail uses.
Developer: Lowell Nelson
Case Report: Z223-335(GB)
DISTRICT: 8
14225 Seagoville 14225 Seagoville Rd
Southeast Dallas | 3.5 Acres | 42 Units | Postponed to 5/22/24
‟We do not want multifamily development anywhere near our neighborhoods.
City Plan Commission 10/5/23
Denied W/O Prejudice
In a curbless area still on septic tanks, a 42-unit product met opposition from the surrounding single-family homeowners.
RSJ Developments LLC, represented by Erick Cortez, proposes building 42 multifamily units on a rural 3.5-acre site. And by rural, we mean see-more-horses-than-cars rural.
The commissioners recognized the need for housing, but felt the developer's proposal was too intense for the area. Commissioner Lorie Blair, who represents the product’s district, identified the area’s need for infrastructure.
‟We bought these properties to enjoy our rural way of life. Raise our animals and live off the land. They (multifamily projects) bring too much noise, pollution, traffic, and congestion.
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Developer: RSJ Developments LLC, Erick Cortez
Case Report: Z223-195(AU)
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