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Dallas City Plan Commission
4/4/24
Welcome to Ultraground. You hear about housing here.
April 4, 2024
District: 13
168-Unit Senior Assisted Living | 3700 Inwood Rd | Approved
725-Unit Mixed-use | 5585 LBJ Fwy | Approved
District: 14
416-Unit Multifamily | 3900 Lemmon Ave | Approved
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DISTRICT: 14
3900 Lemmon Ave 3900 Lemmon Ave
Oak Lawn | 3.08 Acres | 416 Units | Approved
Imagine a city block transforming into a vibrant community hub, where every detail reflects the voices of its residents. That's the vision behind Trademark's latest deal in the Oak Lawn Special Purpose District. The 416-unit mixed-use product steps down from 88’ on Lemmon to 36’ and looks to add value to the neighborhood with a restaurant and engaging ground-floor activities, all to weave the fabric of the community into its core.
What sets this product apart is the extensive community engagement undertaken by the developer. Trademark conducted over eight meetings with neighbors, incorporating their input into the design. This collaborative approach resulted in significant changes, such as preserving some beautiful mature trees, narrowing sidewalks to match the neighborhood aesthetic, and creating a community-accessible pocket park. The Oak Lawn Committee and local HOA expressed support.
The development has several notable features:
5% (20 Du) will be micro-units, providing naturally affordable housing.
Participation in the city's Mixed Income Housing Development Bonus (MIHDB) program.
Graywater recapture for irrigation, aligning with the city's CECAP.
Adoption of the habitat garden standard to support pollinators and reduce water consumption.
Commissioners praised the proposal for its community engagement and alignment with city policies. Commissioner Melissa Kingston, District 14, commended the developer's responsiveness, stating:
‟The developer has rolled up their sleeves and really made substantial changes over the last year to get to the point we're at today. And I think that the project is much better for it.
However, concerns were raised about affordable housing. Commissioner Tabitha Wheeler-Reagan, District 7, urged the developer to consider "working class housing," emphasizing the need for housing options for those earning around $18 per hour, which is ~$37,440/year, 52% AMI (HUD ‘23). While Trademark includes micro-units and participates in the mixed-income housing program, some commissioners felt more could be done to address affordability.
‟I would hope that you all would consider some affordable housing, or what we should be calling ‘working class’ housing. So many in this district do not consider that they go to the end.
Despite these concerns, the Commission unanimously approved the rezoning application with several conditions and changes proposed by Commissioner Kingston. These included adjustments to sidewalk widths, tree preservation, and ADA compliance.
P.S. Trademark and architect GFF’s presentation design was heavily lauded by Commissioner Darrell Herbert, District 3 who thanked the developers for their detailed and visually appealing prep. We’ve linked it below for you to see.
‟Mr. Mann, you're coming to my area. We want this. We don't want this project, but we want this availability of detail when you present to our community, not only to Mr. Mann, but to everybody listening. Our presentations aren't as pretty as this. And, it helps me, drive home the importance of these projects when the developers come with their full fledge in hand.
Developer’s Presentation April 4,2024: Z223-260(MP) Pres
Developer: Trademark Chad Colley Phone: (817) 810-5390 Email: [email protected]
Owner: HEB Grocery Company, LLC
Attorney: Winstead, Tommy Mann Phone: (214) 745-5724 Email: [email protected]
Case Report: Z223-260(MP)
Project Plans: Z223-260(MP) Plan
DISTRICT: 13
LBJ Financial Center 5585 LBJ Fwy
North Dallas | 8.6 Acres | 725 Units | Approved
Trammell Crow proposes converting a boarded-up, uninhabited 10-story office building on LBJ Freeway into residential use, preserving the parking structure, and incorporating new ground-up development. The $300 million reinvestment, led by the Trammell Crow and Acram Group, will create 725 units with 5% affordable at 81-100% AMI, setting a new precedent for adaptive reuse in DFW.
The concept plan converts the central office building to multifamily. They also plan to demolish two smaller buildings, lining the parking structure with units, and providing 65,000 square feet of contiguous open space. Landscaping will exceed Article 10 requirements.
District 9 Commissioner Sleeper, who developed the original office product in the 1980s, complimented the developers for adding affordable housing in a down-zoning case. Commissioner Hall, District 13, noted the site's current derelict state and supported the redevelopment. Commissioner Kingston, District 14, expressed willingness to grant more density and entitlements if requested.
Commissioner Housewright, District 10, took the proposal’s untapped density a bit farther. Housewright compared the proposed density of approximately 2 FAR to the approved project above on Lemmon Avenue with a 3.4 FAR, highlighting the inconsistency in the Commission's approach to housing projects.
‟I just think we've left a lot of development opportunity unused today. I don't think there's a need to reduce the site. I don't think there's a need to cap the units.
‟I think we need to be bolder.
The Commission approved the application, subject to staff recommendations and deed restriction termination. No community opposition or support was mentioned.
This innovative project addresses Dallas' changing office market and housing needs through adaptive reuse and ground-up development.
Developer: Trammell Crow Company, High Street Residential (Crow Subsidiary), Acram Group Kevin Hickman Phone: (214) 863-4277 Email: [email protected]
Owner: Denley Investment & Management David Balour Phone: (310) 844-7806 Email: [email protected]
Attorney: Winstead, Tommy Mann Phone: (214) 745-5724 Email: [email protected]
Case Report: Z223-305(MB)
Project Plans: Z223-305(MB) Plan
DISTRICT: 13
3700 Inwood Road 3700 Inwood Rd
Love Field | 3.04 Acres | 168 Units | Approved
This 3-acre/168-unit assisted living facility product on Inwood Road includes several notable details:
Parking ratio reduced to 0.7 spaces per unit/suite.
Centralized kitchens and dining allowed to serve residents.
35,000 sq ft (27%) of site required as open space.
Developer: Harbert Management Corporation Phone: (214) 370-2650
Attorney: Winstead, Tommy Mann Phone: (214) 745-5724 Email: [email protected]
Case Report: Z223-250(LG)
Project Plans: Z223-250(LG) Plan
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