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Dallas City Plan Commission
08/03/23
Welcome to Ultraground. We attend zoning meetings for you.
August 3
Affordable Housing Development Data
District 1
1.93-Acre Mixed-use | Approved
District 7
0.47-Acre Multifamily | Approved
District 13
1,740-Unit Mixed-use | Approved (w/ conditions)
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The project below had us asking: Where are the multifamily/mixed-use projects with affordable units going in Dallas? Where are assets with no affordable units going?
Affordable Units X Traditional Multifamily/Mixed-use
Projects with Affordable Units | CC Approved | 2022-Present
Z212-314(JM) | Town Companies | 2/22/23 | District 1
Z223-115(RM) | Kaminski Development Corp | 5/10/23 | District 2
Z212-325(MP) | Performance Properties | 3/8/23 | District 2
Z212-227(RM) | Mulix Investments, LLC Raul Estrada | 9/28/23 | District 3
Z212-305(RM) | Paul Carden | 1/25/23 | District 4
Z212-103(RM) | Chris Mayes | 4/13/22 | District 4
Z212-186(JA) | Ojala Partners, LP | 4/12/23 | District 6
Z212-145(MP) | Lantower Residential | 6/22/22 | District 6
Z201-323(MP) | Stonelake Capital Partners | 4/27/22 | District 6
Z201-180(RM) | LDG Development | 9/14/22 | District 7
Z201-327(RM) | Citybuild Community Development Corporation | 8/10/22 | District 7
Z212-190(RM) | Ojala Partners, LP | 11/9/22 | District 9
Z212-274(JM) | Zachary Krochtengel | 12/14/22 | District 11
Z190-250(AU) | Terracap | 10/26/22 | District 11
Z201-221(AU) | Terracap | 10/26/22 | District 11
Z212-324(MP) | Scenic Investments | 6/14/23 | District 14
Z212-155(RM) | Carpenter & Company | 6/22/22 | District 14
Z212-125(MP) | Trammel Crow Joel Behrens | 5/25/22 | District 14
DISTRICT: 13
The Hill Z212-307(RM)
Vickery Meadow | 19.23 Acres | 1,740 Units | Approved
The Hill, an application for a Planned Development District for MU-3 Mixed Use District uses on a 19-acre property, illustrates this delicate dance between developer and the city.
The developer, Asana Partners represented by Tommy Mann of Winstead PC, proposed to redevelop the existing shopping center and surface parking into a walkable mixed-use development with immediate access to the Walnut Hill DART Station. The project will be phased over 7-15 years to work around existing tenants.
Key points presented:
The first phase includes 300-420 multifamily units and ground floor retail in Subarea C, depending on affordable units provided.
Future phases allow redevelopment of remaining subareas into a mix of uses including up to 1,740 total multifamily units if affordable housing is provided.
Modified development standards are proposed related to height, density, urban design, and mixed income housing.
Between the July CPC meeting and August, the applicant increased the proposed affordable housing from 5% at 61-80% AMI to 5% at 61-80% AMI and 5% at 81-100% AMI (total 10%).
The CPC praised the project but requested changes regarding permitted uses, affordable housing, and a few urban design standards. The developer compromised on all of these requests, except one.
Negotiation Changes
Fine details on the requested changes that the developer agreed to.
Permitted Uses:
Agreed to remove all industrial uses as main permitted uses in the final PD conditions.
Affordable Housing:
Originally the developer proposed 5% of units at 61-80% AMI. This was increased to 5% at 61-80% AMI and 5% at 81-100% AMI between the July and August CPC meetings.
The CPC requested a minimum of 5% of units at 51-60% AMI per their standard recommendation. The developer did not agree to this request.
Urban Design Standards:
The CPC requested the PD language ensure sidewalks are continuous and level across driveways/curb cuts. The developer agreed.
The CPC requested revisions to lighting standards. The developer agreed to add conditions about pedestrian lighting being oriented down/away from adjacent properties.
The CPC requested all site ornamental planting areas conform to habitat garden standards. The developer agreed to define habitat garden standards in the PD and require this.
The CPC requested changes to signage related to district identification signs. The developer revised the signage standards per these requests.
The CPC requested architectural standards related to building corners, entries, articulation, and ground floor activation. The developer incorporated these standards into the PD.
The only request they did not agree to was increasing affordable housing units at 51-60% AMI.
Community feedback was overwhelmingly positive. 18 people spoke in favor at the first CPC hearing. Speakers at the second hearing like Heel Colorado praised the developer's willingness to incorporate transit-oriented development best practices. Others like Adam Lamont favored the increased density and housing near the DART station.
Commissioner Stanard called it a "dream come true project" aligning with urban planning goals. Commissioner Kingston commended the developer's compromise and said "teamwork makes the dream work." The CPC unanimously recommended approval of the revised proposal.
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Developer: Asana Partners
Attorney: Winstead, Tommy Mann
DISTRICT: 1
2819 W Illinois Ave Z223-119(JM)
Oak Cliff | 1.93 Acres | 15 Units | Approved
This 1.93-acre property on West Illinois Avenue currently houses a Thrift Mart store and surface parking. While the store is being renovated, the parking violates zoning. Rezoning from MF-1 and CR to MU-1 will allow redevelopment of the retail space, upgraded parking, and new multifamily housing.
There are no zoning changes nearby in the last 5 years.
Developer: Khoja Real Estate Investments, LLC
DISTRICT: 7
1800 J B Jackson Jr Blvd Z223-182(LG)
South Dallas | 0.47 Acres | Approved
1800 J B Jackson Jr Blvd received positive feedback from both the Commission and the community.
Commissioner Rubin made the motion to approve, stating the following.
"Thank you to Mr. Sudbury. I know that Commissioner Wheeler, who will be rejoining us at our next meeting, worked really hard on getting this one worked out in terms of getting input from the community and figuring out these deeded restrictions that I think, although they wouldn’t make sense in other contexts, they do fit the bill here. So happy to make the motion to approve and send something to Council.
Johnny Sudbury, representative for Fair Park, highlighted that they are volunteering deed restrictions after significant input from the community.
Deed Restrictions:
A minimum of 1200 square feet of air conditioned space on any dwelling unit constructed on the property
Setting a maximum number of dwelling units to 15
No members of the community spoke in opposition. Based on the positive feedback from Commissioner Rubin, it appears the developer worked extensively with the community to address concerns and gain support.
Developer: Fair Park Central, Johnny Sudbury P.E.
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