Dallas City Plan Commission

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CPC February 6, 2025

District: 11 | Far North Dallas

• 984-Unit Mixed-use | SEC of Preston Rd & Belt Line Rd | Approved

District: 11 | Far North Dallas

• 4.47-Acre Office-to-Multifamily | 8111 LBJ Fwy | Approved

District: 3 | Southwest Dallas

• 1,300-Unit Multifamily | SWC of Potters House Way & Truth Dr | Postponed

District: 13 | Northwest Dallas

• 31-Unit Townhomes | 10056 Marsh Ln | Approved

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DISTRICT: 11

Pepper Square SEC of Preston Rd & Belt Line Rd

Far North Dallas | 15.51 Acres | 984 Units | Approved

City Plan Commission 2/6/25

IM/CS/PD → PDD for WMU-5 | Approved

The development sets maximum residential density at 984 units, starting with a base density of 48.5 dwelling units per acre. Two density bonuses of 7.5 du/acre each are achievable: one through 5% affordable units at 81-100% AMI, another by including 116 retirement housing units. The first phase is capped at 300 units.

Height zoning creates distinct development zones with Phase 1 and Phase N limited to 75 feet, while Phase P allows 125 feet base height, extendable to 165 feet with mixed-income housing inclusion. The development maintains retail presence through a mandatory 35,000 square feet minimum, with half of ground floor space along open areas designated for retail or personal service uses.

The parking framework reflects current urban development trends: 85% must be structured, with mixed-income components requiring only 0.5 spaces per unit. Free parking for affordable units must be distributed throughout the development, not segregated. A 10% bicycle parking requirement relative to total dwelling units signals transit-oriented aspirations.

Infrastructure requirements include two DART transit shelters and a future connection to White Rock Creek trail. An often-overlooked detail is the infrastructure trigger -building permits are contingent on executing a developer's agreement for a new traffic signal at Berry Trail and Belt Line Road. The traffic analysis projects 4,300 fewer daily trips compared to current retail entitlements.

Design standards emphasize ground-floor activation with 60% of street-level units requiring individual entries. The site plan incorporates two significant open spaces: 65,000 square feet (Open Space A) and 20,000 square feet (Open Space B). Each must include six pedestrian amenities, creating activated public spaces within the development.

The site's location mirrors two recent mixed-use approvals along Preston Road - PD 1093 and 1094, both rezoned from MF-1(A) to MU-2 in October 2022. This corridor pattern suggests continued support for density along major arterials, particularly at significant intersections.

The project faced substantial community input, generating over 400 opposition letters.

In case you missed previous meeting analysis on community response towards Pepper Square, here’s a single graphic to get you caught up:

During the February 6, 2025 meeting, some residents like Sean Jensen expressed support:

The opposition primarily focused on scale rather than use, with Matt Bach noting:

The site sits within a "B" MVA cluster, suggesting strong market fundamentals. The 5% affordable component at 81-100% AMI targets workforce housing, while the 116-unit retirement housing requirement adds age-restricted diversity unusual in standard multifamily rezoning cases.

ForwardDallas 2.0 compliance emerged as a discussion point, with Janet Markham noting during public comment that all zoning cases after September 26, 2024, must align with new guidelines promoting townhomes and mid-rise apartments in suburban mixed-use districts.

The development's structured parking requirement and enhanced pedestrian infrastructure (8-foot sidewalks/parkways on public streets, 6-foot sidewalks/4-foot parkways on internal drives) indicate a shift from traditional suburban multifamily models toward urban mixed-use frameworks.

Read the Full Analysis: 2/6/25 - 6/20/24 | Pepper Square

Developer: Henry S. Miller, Greg Miller Phone: (972) 419-4000 Email: [email protected] LinkedIn

Case Report: Z212-358(JM)

Project Plans: Z212-358(JM) Plan

DISTRICT: 11

Gateway Centre 8111 LBJ Fwy

Far North Dallas | 4.47 Acres | Approved

City Plan Commission 2/6/25

MF Deed Restriction Removal | Approved

Owner Hartman Income REIT (Silver Star Properties REIT), represented by Houston-based Lou Fox, is seeking to convert their struggling 15-story office building at 8111 LBJ Freeway into multifamily housing. The February 6, 2025 Dallas City Plan Commission unanimously approved terminating the deed restrictions that currently prohibit multifamily use and limit floor space to 276,919 square feet.

The property, located at the intersection of LBJ Freeway and Coit Road, has seen office occupancy plummet from 80% to 40% over five years. The 271,089 square foot building sits on 4.47 acres and includes a 5-story, 317,688 square foot parking garage. The 2024 certified value is $11,084,430 with annual taxes of $259,707.64.

Developer Hamilton Commercial, through Jonathan Tooley as Director of Land Development, is partnering with Hartman on the conversion. Their representative Chelsea Thurman (9406 Biscayne Boulevard) emphasized the property's declining office performance and need for repositioning. The existing MU-3 Mixed Use District zoning will remain, requiring only the removal of restrictive covenants for multifamily use.

The site's location advantages include frontage on LBJ Freeway and Coit Road (a 100-foot ROW principal arterial), with existing multifamily to the north and east and a hotel to the west. The Transportation Department found no significant traffic impact concerns.

The building's physical condition is rated "GOOD" with only 9% depreciation, suggesting strong conversion potential. The reinforced concrete frame construction and central HVAC systems provide good bones for residential adaptation. The existing parking structure significantly exceeds typical multifamily requirements.

While located in an "I" Market Value Analysis (MVA) area indicating a weaker market position, staff supported the conversion citing alignment with Dallas' housing goals and the site's proximity to amenities. The development must comply with standard Chapter 51A multifamily provisions and Article X landscaping requirements.

Of the 79 property owners notified within 500 feet, none opposed the project at the Planning Commission hearing. Thurman noted they conducted proactive outreach to adjacent property management with no concerns raised.

The case moves next to City Council for final approval. This conversion represents a significant opportunity to transform dated office space into needed housing along a major Dallas corridor, while maintaining the existing mixed-use character of the area. The extensive parking infrastructure and good building condition provide competitive advantages for residential repositioning.

Developer: Hamilton Commercial, Jonathan Tooley Phone: (806) 346-1276 LinkedIn

Owner: Hartman Income REIT, Lou Fox Phone: (281) 407-1238 Email: [email protected] LinkedIn

Case Report: Z234-343(MB)

DISTRICT: 3

Clay Academy PD SWC of Potters House Way & Truth Dr

Southwest Dallas | 21.53 Acres | 1,300 Units | Postponed

City Plan Commission 2/6/25

Amended PD 655 Boundaries | Postponed

The Potter's House, T.D. Jakes' 30,000-member religious institution, is seeking to optimize its 21.538-acre holding in West Oak Cliff through a technical amendment to PD 655. Through Clay Academy Inc., the organization is pursuing boundary realignment that would unlock approximately 6,000 square feet of additional developable area by resolving discrepancies between a 2006 conservation easement and original PD boundaries.

The staff report explicitly notes no development is currently proposed. However, the amendment would consolidate the entire Clay Academy Addition (Lot 1, Block V/8710) into Subdistrict 6, which carries significant entitlements within PD 655's framework: 75-foot height allowance, 100% lot coverage, zero minimum side setbacks, and no FAR restrictions. The broader PD allows up to 1,300 residential units, with a 400-unit multifamily cap.

The property maintains tax-exempt status under its current educational use. Any change in use would require reassessment of tax implications. The existing 66,540-square-foot institutional building (2005 construction) shows only 18% physical depreciation, indicating strong underlying infrastructure.

Development parameters require a minimum 2,500-square-foot lot size, 3-foot rear setback minimum, and 10-foot maximum front setback. Staff analysis anticipates minimal traffic impact from the boundary adjustment. Any future development, except single-family, would require separate City Plan Commission approval via development plan.

The February 6th City Plan Commission hearing resulted in a procedural delay until March 6th due to notification requirements. The development team includes Johnson Volk Consulting as representative, with Michael Woods leading the application for Clay Academy. Staff recommends approval, citing alignment with Dallas' comprehensive plan designation as Community Residential Placetype.

Let’s be clear, there is no specific plan for development made public at this time. But here’s what the amendments could do:

• Consolidate the entire parcel into Subdistrict 6 maximizes development flexibility. The subdistrict's entitlements (75-foot height, 100% coverage, no FAR cap) align with modern multifamily development parameters. Within PD 655's 400-unit multifamily cap, this positioning could support an institutional-scale deal.

• The property's existing tax-exempt status through Clay Academy, combined with The Potter's House's institutional presence, suggests potential for sophisticated public-private partnership structures. Religious and educational institutions often utilize ground lease or similar arrangements to maintain tax benefits while enabling development.

Owner: The Potter's House (Clay Academy Inc.), Frank M Dyer, II (972) 322-5953

Case Report: Z245-148(JA/SAS) SR

Project Plans: Z245-148(JA/SAS) Plan

DISTRICT: 13

Marsh Lane Townhomes 10056 Marsh Ln

Northwest Dallas | 1.97 Acres | 31 Units | Approved

City Plan Commission 2/6/25

CR → PD for TH-3(A) | Approved

Centurion American received consent approval on February 6, 2025 to build 31 townhomes at 10056 Marsh Lane, replacing a vacant 34,380 SF office building. The 1.974-acre site was acquired through MM 10056 Marsh LLC in September 2024, adding to Mehrdad Moayedi's growing portfolio of urban infill developments.

The project achieves 16 units per acre, notably higher than standard TH-3(A) density, with graduated height restrictions protecting adjacent single-family homes. This follows Centurion's pattern of maximizing density on smaller infill sites, similar to their recent 69-unit Mercer Crossing townhome development in Farmers Branch and components of their Collin Creek redevelopment in Plano.

The property's location in a "B" MVA area and rapid entitlement timeline (4 months from acquisition to approval) suggests opportunistic positioning. While smaller than Centurion's typical projects, which often exceed 200 units, this approval demonstrates their continued focus on transitioning aging retail sites to residential uses in established North Dallas submarkets.

The development utilizes a shared access configuration with visibility triangles designed for a T-shaped site layout, indicating efficient land planning on a challenging parcel. Standard design requirements for sidewalks, landscaping, and open space were included without modification, likely contributing to the smooth approval process.

Developer/Owner: Centurion American Development Group, Mehrdad Moayedi Phone: (817) 312-9110 Email: [email protected]

Case Report: Z234-352(MB)

Project Plans: Z234-352(MB) Plan

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