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Dallas City Plan Commission
3/20/25 | Full Report
Welcome to Ultraground. We analyze code changes for you.
CPC March 20, 2025
District: 8 | Far Southeast Dallas
248-Unit Multifamily HFC | 7100 Great Trinity Forest Way | Postponed
District: 7 | Far East Dallas
115-Unit Multifamily | 2671 John West Rd | Approved
District: 1 | West Oak Cliff
35-Acre City MF Zoning | Hampton-Clarendon | Postponed
Citywide
Parking Minimum Amendments | Approved
You saved: 7h 35m
DISTRICT: 8
Torrington Forest 7100 Great Trinity Forest Way
Far Southeast Dallas | 16.95 Acres | 248 Units | Postponed
City Plan Commission 3/20/25
CR-D-1 w/ D-1 → PD for MF-3(A) | Postponed
JPI's Torrington Forest deal in District 8 advanced to the City Plan Commission on March 20, 2025, where it was postponed without discussion. The 16.95-acre multifamily proposal is proceeding through the entitlement process following Dallas Housing Finance Corporation (DHFC)'s approval of up to $40 million in bonds in August 2024.
The rezoning application (Z234-316) requests a Planned Development District for MF-3(A) Multifamily District uses on currently undeveloped land zoned CR-D-1 Community Retail District with D-1 Liquor Control Overlay. JPI's proposal includes significant regulatory accommodations, including relief from residential proximity slope requirements and urban form setbacks in exchange for providing 5% of units at 81-100% of area median income.
The development plan now shows 248 units, an increase of 5 units from the 243 presented to the DHFC in August 2024. The unit mix in August was 30% one-bedroom, 45% two-bedroom, 20% three-bedroom (approximately 48 units), and 5% four-bedroom (approximately 12 units). Affordability is spread 10% at 50% AMI, 10% at 70% AMI, and 80% at 60% AMI.
What's particularly notable is the project's unusually low 0.65 FAR and 16.16% lot coverage - significantly lower than typical multifamily developments. These metrics reflect the site's constraints, with approximately 50% of the property designated as tree preservation area that cannot be developed with buildings or parking.
City staff has recommended approval, noting the project complies with Dallas' Comprehensive Plan goals for Southern Sector development and housing expansion. The Engineering Division has determined the development "will not significantly impact the surrounding roadway system," eliminating a frequent obstacle for multifamily projects in Dallas.
The proposed conditions also include pedestrian-friendly elements such as six-foot sidewalks with five-foot parkways along all street frontages and required safety buffers where sidewalks abut driving surfaces. These design elements align with Dallas' policy priorities while maintaining viable density for the developer.
Texas Bond Review Board 3/21/25
$40MM Bond Res | In-Line
In the private activity bond allocation queue, Torrington Forest currently sits in the "In-Line" position within Region 3's Subceiling #4. As of March 21, 2025, the project has not yet received a bond reservation, with $31,311,236 remaining available in the subceiling. Torrington Forest is positioned behind six already-reserved projects totaling $200 million, and its place in line is relatively deep at lot #117 (reordered as #119). The project faces significant competition from other Dallas HFC deals, with at least nine other Dallas projects also in the "In-Line" status ahead of or alongside it.
This positioning suggests Torrington Forest may face a considerable wait before receiving its bond reservation, potentially pushing its development timeline further into 2025 or beyond, depending on how quickly the Texas Bond Review Board allocates remaining funds. The depth of Dallas HFC projects in the queue also indicates heavy competition for affordable housing development in the city, which could further impact timing for this development.
Dallas Housing Finance Corporation (DHFC) 8/27/24
$40MM Bond Inducement | Approved
Torrington Forest features a striated affordability mix—10% at 50% AMI, 10% at 70% AMI, and 80% at 60% AMI. JPI’s Karsten Lowe emphasized the strategic approach to 50 and 70% AMI "helps with absorption because you're serving a wider income band." This explanation resonated with the DHFC board.
The varied income targeting prompted Marcy Helfand, President of District 11, to inquire about its impact on priority status.
JPI's community engagement for this project has been significant. They held a neighborhood outreach meeting in July, which was attended by former District 8 City Plan Commissioner Lorie Blair.
An unexpected concern was raised by Sean Allen, Director of District 1, regarding wildlife management.
‟Believe it or not, there's a lot of wild hogs that come through that area... If you're going to have residents, you got to do something to keep them out.
DHFC remained confident in the deal and received overall support. The inducement resolution for Torrington Forest passed with one abstention.
You saved: 2h 31m
Developer: JPI, Bryan Grant Phone: (972) 373-3945 Email: [email protected] LinkedIn, Karsten Lowe Phone: (210) 643-1700 Email: [email protected] LinkedIn
Public Partner: Dallas Housing Finance Corporation (HFC), Aaron Eaquinto Phone: (214) 670-4941 Email: [email protected], David Ellis Phone: (512) 234-3394 Email: [email protected] LinkedIn
Owner: Vaughn Crowe Phone: (817) 846-6971 Email: [email protected] LinkedIn
Case Report: Z234-316(MP/LG)
Project Plans: Torrington Forest Plan
Note: You are missing deal reports as a free member. Some of the analysis you have missed covered: 3/21/25 - 2/11/25 | 304-Unit Multifamily HFC Assigns $3MM to Pre-paid Ground Lease for 50% Test, 300, 240, 280, 180-Unit HFCs In-Line for Bonds, 212-Unit Senior HFC
If you’re interested in learning more, contact us: [email protected]
DISTRICT: 7
Far East Dallas | 2.26 Acres of 3.22 Acres Total | 115 Units | Approved
City Plan Commission 3/20/25
CR → MF-2(A) | Approved
This 115-unit deal secured CPC approval to rezone from CR (Community Retail) to MF-2(A) Multifamily is northeast far east District 7. Owner/Developer Mainul Khan plans to develop 115 townhome-style multifamily units in a minimum of six buildings with two and three stories. The site is in an "I" Market Value Analysis area (weakest market category).
This property is particularly challenging because it was split-zoned, with 0.96 acres already zoned MF-2(A) and 2.26 acres zoned CR. The irregular "flag-shaped" configuration made cohesive development impossible without rezoning. The property is surrounded by multifamily developments to the north, west, and east, with a convenience store/gas station at the nearby intersection.
The developer voluntarily offered deed restrictions addressing community concerns about security and design. These included security cameras at all vehicular access points, a 6-foot perimeter fence with masonry columns along John West Road, minimum parking of one space per bedroom (maximum two per unit), and a minimum 5% open space requirement. The applicant also committed to providing a Crime Prevention Through Environmental Design (CPTED) study prior to construction.
The case received unanimous approval from the City Plan Commission on March 20, 2025, after being held under advisement at two previous meetings (February 20 and March 6). During these delays, the developer worked with community stakeholders on security and design concerns resulting in the volunteered deed restrictions.
Staff supported the request because it would create consistent zoning across the entire 3.22-acre property and support the 2-Points to White Rock East Area Plan's vision for Urban Neighborhoods, which encourages a variety of housing types. The Transportation Department determined the project would not significantly impact surrounding roadways.
The MF-2(A) zoning allows a maximum height of 36 feet, maximum lot coverage of 60% for residential structures, and requires minimum unit sizes of 800 square feet for studios, 1,000 square feet for one-bedrooms, 1,200 square feet for two-bedrooms, plus 150 square feet for each additional bedroom.
City Plan Commission 3/6/25
CR → MF-2(A) | Postponed
The site is surrounded by established multifamily developments to the west, north, and east, with retail including a convenience store/gas station at the nearby intersection of John West Road and La Prada Drive. The property falls within an "I" category in the city's Market Value Analysis, indicating redevelopment potential.
The proposal has evolved significantly following community input. Developer Mainul Khan initially presented multifamily rental units, but after engagement with the Ferguson Road Initiative (FRI) and neighborhood stakeholders, repositioned the project as a 100-unit condominium development. This ownership model aligns with community preferences for housing that builds equity.
A key consideration raised at the March 6, 2025 hearing was that the straight MF-2(A) zoning does not mandate condominiums or establish unit caps. FRI Executive Director Vikki Martin indicated they are working with the developer on deed restrictions to formalize these commitments outside the zoning process. The Commission unanimously held the case under advisement until March 20, 2025, pending resolution of these issues.
‟Ms. Martin, do you understand that the request in front of us today is for a straight rezoning to multifamily? There's nothing here that puts a cap on the number of units or requires that they be condos.
In the March 6, 2025 meeting, Ms. Vikki Martin from the Ferguson Road Initiative stated:
"The community supports this project and understands that the zoning will be multifamily, but the development will be condominiums."
When Commissioner Carpenter specifically asked if Ms. Martin understood that the request was for straight rezoning to multi-family with no cap on units or requirements for condos, Ms. Martin responded: "We are working with the developer, right now as we speak, to create deed restrictions that will address that."
However, in the March 20, 2025 meeting, when the deed restrictions were actually volunteered and read into the record, there was no specific mention of requiring the units to be condominiums rather than rentals. While the architect described the project as "condo style, townhome, project," they did not include any ownership structure requirements.
Commissioner Hampton referenced "conversations with the community" about "HOA provisions" on March 20, but these were characterized as "other things" that were "just conversations" and not included in the zoning restrictions.
Outcome: The Commission approved the zoning change with the volunteered deed restrictions, which did not include any condominium requirement.
Read the Full Analysis: 3/20/25 – 2/20/25 | 2671 John West Rd
Owner: Mainul Khan Phone: (214) 228-8798
Case Report: Z234-323(CR)
DISTRICT: 1
Hampton-Clarendon Corridor Hampton & Wentworth to Hampton & Brandon to Clarendon & Marlborough
West Oak Cliff | 35.25 Acres | Postponed
City Plan Commission 3/20/25
CR, CS, MU-2, & P(A) → WMU-3 | Postponed
This 35-acre Hampton-Clarendon Corridor zoning case represents significant opportunity but faces substantial community opposition. It’s a city-initiated rezoning affecting multiple parcels across a 35.25-acre area. The City Plan Commission authorized the hearing in 2019, and it's part of implementing the West Oak Cliff Area Plan adopted in 2022. The rezoning would change current commercial and mixed-use zoning (CR, CS, MU-2, and P(A) districts) to WMU-3 (Walkable Urban Mixed-Use District 3) with a Shopfront Overlay on portions along Hampton Road and Clarendon Drive. Staff supports the change, which would allow apartment and mixed-use development in an area currently dominated by small commercial businesses.
The West Oak Cliff Area Plan that initiated this zoning change recommends "small multifamily developments (12 units or smaller)."
No legal mechanism would enforce the 12-unit limitation on multifamily developments that WOCAP recommends. The report specifically acknowledges this gap on page 28-9, where Albert Mata's testimony notes: "On page 97 of the West Oak Area Plan, it recommends small multifamily developments of 12 units or smaller. I am not aware of any mechanism the city has to be able to enforce that to guarantee that."
The proposed WMU-3 zoning does not include a unit cap provision in its development standards. While the WMU-3 district has height limitations (3.5 stories/50 feet) and a Residential Proximity Slope requirement that naturally constrains development size, there is no explicit limit on unit count. The staff report does not mention any overlay district, deed restriction, or special condition that would enforce the 12-unit recommendation from WOCAP.
Community sentiment is overwhelmingly negative, with opponents reporting 74% of feedback responses against the change and "over 700 signatures in opposition." Residents expressed specific concerns about:
Infrastructure capacity, with Jesus Lopez (environmental scientist) testifying about terracotta sewage systems dating back to 1953 and water pipes that haven't been changed since 1925. He warned about potential flooding issues: "If we were to change a lot of the infrastructure... there would be more water that settles in between that area. So we would have more mosquitoes, more pests." “We don't know if the excess amount of people that are going to be there are going to cause changes to our infrastructure.
Business displacement along Hampton and Clarendon. Gerardo Figueroa, a local business owner, collected "over 700 signatures in opposition" to the rezoning. Yolanda Villalobos stated directly: "This agenda puts longstanding businesses at Hampton and Clarendon at risk. This agenda can force out many hardworking business owners like my husband."
Gentrification concerns, with Yolanda Alameda from Polk Vernon neighborhood explaining: "We've seen unfettered development in parts of North Oak Cliff that have done all of those things. Displacement, destabilization, gentrification, raising prices."
Christine Hopkins specifically mentioned the threat to minority-owned businesses: "Opening up our local minority-owned businesses that are currently protected by a commercial-only zoning to residential zoning and speculation is completely irresponsible."
Parking requirements under the proposed zoning, and current minimum parking requiremnts, would be 1.15 spaces per one-bedroom unit, 1.65 for two-bedroom, and 2.00 for three-bedroom units, with on-street parking allowed to count toward requirements—more favorable than current standards. The form-based code would require 70% minimum street frontage on primary streets, 80% maximum lot coverage, and 8% minimum open space.
The City Plan Commission unanimously postponed the case until April 24, 2025, following notably negative community response at the March 20 hearing. Given the vocal opposition to larger developments, modest height limits, and explicit preference for small multifamily, this area would likely present significant entitlement challenges for a project of your typical scale. The Hampton DART Station is 0.44 miles south of the area, which could potentially support transit-oriented development arguments, but would still face the constraints of the proposed zoning
Case Report: Z189-349(JP)
CITYWIDE
Parking Minimums
Citywide | Ch 51 / 51A Amendments | Approved
City Plan Commission 3/20/25
Parking Min Amdts | Approved
After years of deliberation, the Dallas City Plan Commission has approved significant changes to the city's parking requirements.
The approved amendments modify the ZOAC's original recommendation of completely eliminating minimum parking requirements citywide. Instead, the Commission has created a more nuanced approach with targeted reductions and exemptions.
For multifamily developments specifically, the Commission has reduced the parking minimum to 0.5 spaces per dwelling unit - a substantial reduction from previous requirements. However, this comes with guest parking requirements: for projects with 20-100 units, 10% of required parking spaces must be marked for guests; for larger developments with more than 100 units, 15% of spaces must be designated for guest parking. These guest spaces must be clearly marked at entrance points, but the Commission removed a previously proposed requirement that would have placed one-third of guest parking outside security gates.
For loading requirements, multifamily developments with 150+ units must provide one off-street loading space that can accommodate a typical moving van. All multifamily projects, regardless of size, must identify anticipated loading/unloading areas, relevant building components (like freight elevators), and designated areas for short-term pickup and drop-off at the permitting stage.
These requirements are completely eliminated in two geographic contexts: within a half-mile radius of rail transit stations and within Central Area (CA) districts, which covers downtown Dallas. The Mixed-Income Housing Development Bonus (MIHDB) will no longer require parking minimums, though at least 15% of provided parking for these projects must be designated as visitor parking, and loading must still be provided.
For single-family and duplex projects, the minimum has been reduced to one space per dwelling unit, which aligns with other cities that have recently reformed parking requirements.
The Commission also approved a provision requiring new projects with zero off-street parking to identify the nearest handicapped-accessible parking space and accessible route connecting that space to the main building at the time of permitting.
The Lower Greenville area covered by the Modified Delta Overlay (MD-1) will not be affected by these changes, maintaining its existing parking requirements.
While the primary reform focused on off-street parking minimums, the Commission also addressed design standards. They voted to strike language prohibiting parking in front of buildings, but maintained that parking lots with more than 50 spaces must provide at least one pedestrian walkway connecting the main building entrance to the nearest public right-of-way.
Transportation Demand Management Plans (TDMPs), which would have required larger developments to demonstrate strategies to reduce single-occupancy vehicle trips, were struck from the proposal entirely.
The Commission rejected a proposal that would have eliminated parking requirements within a quarter-mile of high-frequency bus routes, which would have benefited infill multifamily development on transit corridors.
These changes mark a significant shift in Dallas' approach to parking, generally moving toward more flexible standards while maintaining certain requirements in specific contexts. The proposal will now move to the City Council for final consideration and potential adoption.
Commissioner Sentiment on Dallas Parking Reform
The Dallas City Plan Commission's discussion revealed varied perspectives among commissioners regarding the parking reform proposal. Several commissioners offered insights particularly relevant to multifamily development:
Commissioner Housewright, who chaired the Zoning Ordinance Advisory Committee (ZOAC) that initially worked on this proposal, noted:
‟Parking is not a solution. Parking's a problem. And it's a land use issue.
He further emphasized that parking reforms could create "a quality city" and would address impediments to "a sustainable city, to an equitable city, to a economically thriving city."
Vice Chair Rubin expressed moderate support, revealing the balancing act commissioners attempted to strike between reform and neighborhood concerns.
‟I am to the point where I am going to support it, but it is with a little bit of a heavy heart. I think we came together as a body and really made some meaningful compromises. I do think that those compromises were made with the intent of trying to protect neighborhoods in some areas that have raised concerns about this.
Commissioner Hampton, while ultimately voting against the proposal, acknowledged its positive elements and also expressed significant concern about vested rights.
‟I think that there is a lot of good that is within this ordinance. If we get this wrong, we're gonna have very little opportunity to make corrections.
Commissioner Nightengale supported the changes and highlighted the pragmatic benefits.
‟I'm excited to go back to these neighbors and say, we're opening the door. There's some possibility here.
Commissioner Kingston, who voted against the measure, raised specific concerns about vested rights:
‟I have a lot of concerns that making the changes that we're making in some of these categories will give property owners a vested right that we are going to have a very difficult time taking back. I don't think we're doing our residents, some of our businesses or our city a service with what we're putting forward.
Commissioner Herbert expressed concerns specific to the southern sector of Dallas, reflecting concerns about unequal impacts across different parts of the city.
‟The southern sector is set up differently. We don't have a lot of standoff bars or restaurants. They're usually inside of a mall or a strip center. Every other gap-whole spot to test the waters will come south. We will be the dumping ground for this ordinance.
Commissioner Forsyth, who opposed the measure, specifically mentioned concerns about areas near transit, suggesting that the half-mile transit radius exemption might be too broad for neighborhood comfort.
‟We have not protected single family neighborhoods that are within a quarter mile of rail stations.
The final vote (7-6 in favor) indicates a deeply divided commission, with opposing commissioners generally concerned about implementation challenges, unintended consequences in different parts of the city, and the potential establishment of vested rights that would be difficult to modify in the future if problems emerge.
Voted in Favor (7):
Tony Shidid, Chair, District 5
Christian Chernock, Commissioner, District 1
Neal Sleeper, Commissioner, District 9
Tipton Housewright, Commissioner, District 10
Krista Nightengale, Commissioner, District 11
Larry Hall, Commissioner, District 13
Brent Rubin, Vice Chair, Place 15
Voted Against (6):
Joanna Hampton, Commissioner, District 2
Darrell Herbert, Commissioner, District 3
Thomas Forsyth, Commissioner, District 4
Deborah Carpenter, Commissioner, District 6
Tabitha Wheeler-Reagan, Commissioner, District 7
Melissa Kingston, Commissioner, District 14
Absent (3):
Gregory Franklin, Commissioner, District 8
Aaliyah Haqq, Commissioner, District 12
Case Report: DCA190-002 (MTW)
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