Dallas Ultraground
Posts
Dallas City Plan Commission

Dallas City Plan Commission

2/1/24

February 01, 2024

Welcome to Ultraground. We talk about new towers here.

February 1, 2024

District: 14 | Oak Lawn

104-Unit, 370’ Multifamily | 2701 Hood St | Approved

District: 8 | Southern Dallas

3.75-Acre Multifamily | 9101 Old Hickory Tr1 | Approved

You saved: 6h 19m

DISTRICT: 14

2701 Hood at Brown 2701 Hood St

Oak Lawn | 0.75 Acres | 104 Units | Approved

Validus Development Corp’s parlayed premium family-oriented design into approval for their upcoming 370’ multifamily tower in Oak Lawn. But they drew some criticism for not delivering enough units and even more for not providing their required 5% affordable units on-site. Validus indicated they plan to pay a fee ($2.645M) instead of providing the 5% affordable units on-site. This option follows Dallas’ current policy. But that didn’t stop it from drawing strong opposition from the Commission.

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.

Tabitha Wheeler-Reagan, City Plan Commissioner, Dallas District 7

Commissioner Herbert also addressed the "lack of affordability around the city" and the need for more equity.

‟As single father, I wouldn't be able to (live downtown under the proposal).

Darrell Herbert, City Plan Commissioner, Dallas District 3

Commissioner Kingston sympathized but argued approving housing projects remains vital, even with disliked tradeoffs, to avoid worsening the overall crisis.

‟If we don't approve them, then all we're doing is exacerbating the housing crisis we already know we have. Which, what does what, increases the affordability crisis? So while we may not like the choices we have, the choice of not approving it only makes our situation worse.

Melissa Kingston, City Plan Commissioner, Dallas District 14

The project secured Oak Lawn Committee support after Validus addressed concerns like delivery management. Oak Lawn rep Mike Turner said they support the project due to the developer agreeing to all of their requests. However, some neighborhood associations opposed the plan, including the Plaza Turtle Creek HOA. President David Yost said the size and massing of the product is “not appropriate for this location." He cited traffic and infrastructure challenges.

Most CPC members reacted positively to the design, family-sized units, and buried parking. Commissioner Kingston said the tower’s reduced height and density caps addressed the traffic and parking concerns. Kingston highlighted how refusing underground parking recently cost another developer Oak Lawn Committee backing. However, some Commissioners criticized the 104-unit cap. District 15 Vice-Chair Rubin struggled with it, seeing it as a “downzoning” compared to the ~300 units allowed by right.

In response, Suzan Kedron (Jackson Walker) emphasized the 104-unit cap matches Oak Lawn's goals to limit traffic and provide needed family housing. Commissioner Kingston agreed the smaller scale addresses those issues. While agreeing that “no project’s gonna solve every problem,” District 9 Commissioner Sleeper supported the “nice add to the mix” of larger units. Despite misgivings, the CPC moved to approve the tower.