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Dallas City Plan Commission
6/6/24
Welcome to Ultraground. We track development at the district level.
CPC June 6, 2024
District: 1 | Lake Cliff
300-Unit Mixed-use | 900 N Zang Blvd | Approved
District: 1 | Oak Cliff
1.7-Acre Mixed-use | 549 E Jefferson Blvd | Approved
District: 3 | Oak Cliff
16-Unit Townhomes | 4106 W Kiest Blvd | Approved
District: 6 | Trinity Groves
32-Acre Mixed-use | 1600 Singleton Blvd | Approved
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DISTRICT: 6
SoHo II 1600 Singleton Blvd
Trinity Groves | 32.08 Acres | 1,604 Units (Est.) | Approved on Consent
There’s a potential for a 32-acre site to be rezoned for 125 units per acre density in Western Dallas. "SoHo II", proposed by Arash Afzalipour (Aaron Ipour) of Megatel Capital Investment, seeks to amend and expand Planned Development District No. 1049 in the District 6 neighborhood of Trinity Groves. This project appears to be a continuation or expansion of Megatel Homes' neighboring "SoHo Square" community, which offers townhomes starting at $589,000 with high-end amenities.
Key entitlements if approved:
1.9 to 2.2 Floor-Area Ratio (FAR) for residential uses in a mixed-use product.
Base density increase of 50 DU/Acre. Bonus to 125 DU/Acre if affordable housing is provided (5% of units at 51-60% AMI, 5% at 61-80% AMI, and 5% at 81-100% AMI).
Reduced parking requirements for multifamily uses, with a minimum of 1 space per bedroom, 0.25 visitor spaces per bedroom, and a maximum of 2 spaces per unit.
Permission for a commercial amusement inside use limited to a bowling alley within Phase 1 of the development.
Allowance for a maximum height of 85’ for structures within Phase 1.
The zoning amendments aim to provide more flexibility and density for the multifamily portion of the mixed-use development while incorporating affordable housing and urban design standards. The inclusion of a bowling alley and the increased height allowance in Phase 1 suggest a focus on unique amenities, similar to the resort-style offerings at the existing SoHo Square community.
Developer: Megatel Capital Investment, Arash Afzalipour (Aaron Ipour) Phone: (972) 339-0159 Email: [email protected]
Case Report: Z223-257(MB)
Project Plans: Z223-257(MB)
DISTRICT: 1
Slate Bishop Arts 900 N Zang Blvd
Lake Cliff | 1.67 Acres | 300 Units | Approved
District 1 Commissioner Christian Chernock led the effort in bringing Slate Properties’ 300-unit mixed-use product one step closer to life in Lake Cliff. Chernock emphasized that commercial is contingent on density.
‟The commercial that we desire, that walkable lifestyle that we desire, all that benefit that urban brings, isn't going to happen without the density.
Commissioners Tipton Housewright, Lorie Blair, and Tabitha Wheeler-Reagan joined Chernock in support for the 8-story mixed-use development.
‟Developers sway away from that mixed use because of the chances of that commercial unit not being able to be occupied. One of the things that we did learn in Minneapolis was that when developers meet community and the city gets involved and create something such as this, it is beneficial. If the commercial does not necessarily peak, the developer will not lose because of the upper units and the live work.
District 7 Commissioner Wheeler-Reagan also mentioned that the proposed design standards and thoughtful approach could be applied to her district, which is undergoing a PD modification. District 8 Commissioner Blair supported the project and found it interesting that District 1 is transitioning from suburban to urban, while District 8 desires to remain suburban. She noted that there are many instances of vacant first-floor retail spaces.
Not every commissioner was convinced. Commissioner Darrell Herbert, District 3, expressed his reservations about approving 8 stories in Lake Cliff. Herbert acknowledged that while some neighbors appreciate the recent changes in the area, such as a church being converted to homes, the height of the proposed development is “scary for some of them.”
‟I am struggling with the eight floors at this end of the Lake Cliff area. I think this would be the largest building on that end, and this is groundbreaking.
Herbert’s concerns were echoed by Katrina Whatley, a local resident who presented a petition with signatures against the zoning change, arguing that the neighbors were “promised retail, not live-work,” and a “more walkable neighborhood.”
Despite the opposition, Commissioner Chernock's motion to approve the zoning request, with amendments to maintain the shop front overlay on Zang Boulevard and 5th Street while allowing live-work units and removing the overlay on Beckley Avenue and 6th Street, ultimately passed with only one dissenting vote.
Developer: Slate Properties, Reid Beucler Phone: (214) 228-8844 Email: [email protected] LinkedIn
Case Report: Z212-357(MP)
Project Plans: Z212-357(MP) Plan
DISTRICT: 1
549 E Jefferson Blvd 549 E Jefferson Blvd
Oak Cliff | 1.72 Acres | Approved
CBG Building Company looks to redevelop the Historic Oak Cliff United Methodist Church at the corner of East Jefferson Boulevard and South Marsalis Avenue. CBG’s proposal breathes new life into this 1.72-acre site, transforming the vacant church and youth center into a mixed-use product with commercial and residential units. To achieve this, they seek to rezone the land from an RR Regional Retail District to an MU-3 Mixed Use District.
Things get interesting with max height and FAR of the entitlements. The proposed MU-3 zoning would allow for a maximum height of 270’ (20 stories), a floor area ratio of 4.0 (plus some bonuses for affordable housing), and lot coverage up to 85%.
District 3 Commissioner Herbert confirmed that the historical value of the church would be recognized. District 2 Commissioner Hampton verified the project would go before the Landmark Commission due to the historic overlay. Commissioner Chernock’s motion to approve the rezoning request, with a second from Commissioner Housewright, passed without opposition.
The applicant's representative, Rob Baldwin, mentioned that a well-attended neighborhood meeting was held to address community concerns, suggesting open communication between the developer and the public.
Developer: CBG Building Company, Adam Ramler Phone: (214) 769-4134 Phone: (469) 312-5580 Email: [email protected] LinkedIn
Case Report: Z223-315(LC)
DISTRICT: 3
Guadalupe City Homes 4106 W Kiest Blvd
Oak Cliff | 1.85 Acres | 16 Units | Approved
The Dallas City Plan Commission revisited this revised 16-unit townhome product after holding it under advisement in May. The developer, Raul Estrada of Marcer Construction, LLC, had initially proposed rezoning the 1.85-acre single-family property to multifamily for a 61-unit age and income-restricted apartment complex but faced significant community opposition.
Estrada reduced the density to 16 townhome units in an effort to compromise. But residents remained opposed in May and the Commission was divided. Some argued for denial and others believed more time was needed for the developer to present the plan to neighbors.
During yesterday’s June 6 meeting, it was revealed that a community meeting had taken place where neighbors directly affected by the property were satisfied with the compromise of 16 townhomes under the TH-3 designation.
D3 Commissioner Darrell Herbert moved to approve the TH-3 zoning which was seconded by D7 Commissioner Tabitha Wheeler-Reagan.
Developer: Marcer Construction, LLC, Raul Estrada Phone: (214) 946-0404 Email: [email protected] LinkedIn, Mariela Estrada Phone: (214) 946-0404 LinkedIn
Case Report: Z223-217(MP)
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