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December 15

Context-sensitive developments are still possible in Dallas.

Paul Carden designed a townhome development that wraps around a hilly site, featuring 36-48' high units and a total of 41-55 townhomes. Initially, multifamily may seem like an excessive rezoning, but let's take a closer look.

If the Commission had any concerns about height, Paul reassured them that there is only a small portion of the hillside where the maximum height could be reached. He also mentioned that parking requirements would significantly increase if they were to max out the units.

Commissioner Jung asked about the lot coverage currently at 60%, but the zoning allows for 80%. Again, the hills prohibit going to 80% lot coverage. And Paul was quick to remind the Commission of this.

forwardDallas! Future Land Use Plan (Vision Illustration, 2006):

There was a suggestion to change the zoning to townhouse instead of multifamily, but Paul explained that multifamily allows for wider streets and more flexibility with setbacks, which is necessary for the terrain of this site. Additionally, the density limit for townhomes is at 55 units, which is exactly where this project falls.

What helped convince the Commission to approve this project was the fact that multifamily zoning allows for fees to be collected for cutting down existing trees. These mature trees play a significant role in determining the site plan.

It's worth noting that if this were a flat piece of land in Dallas, the Commission may not have been as supportive of this project. However, the unique topography of the site makes it a good fit for site-specific townhome development.

Architect: TBG architects

“...It's a single-family neighborhood adjacent to commercial, which always presents its challenges and to allow developers to pick off this already fragile community...

...a house at a time is, is incredibly irresponsible of the city. And I'm, I'm mad that this even got filed.”

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