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February 16th

What makes a project mixed-use? In New York, a mixed-use project can have office and retail, with no residential. In Dallas, like the Big Apple, a mixed-use doesn’t necessarily need residential. But it must contain two or more different land uses that are physically and functionally integrated. The Standard on Commerce didn’t come in as a mixed-use. It was filed as a standard MF-2.

Why’d it change?

The Standard on Commerce is the “first of its kind.” It’s the first to house multiple families under the same roof on this part of Commerce in West Dallas. Commissioner Stanard asked the applicant directly about their intent here.

The team confirmed that the term “mixed-use” was not meant to imply a large mixed-use component, but rather to ensure that the building gets built.

Deeming it as mixed-use codifies the protection of the tree preservation area, providing a transition in scale from the single family to the higher density on tract one. It also ensures buffering in terms of landscaping, wider sidewalks, and more pedestrian-friendly streetscapes that couldn't be guaranteed under MF-2.

The team responded that they were required to have 80% of the ground floor units have direct access to a sidewalk on the streets.

Commissioner Jung and Kingston both supported a motion to approve, citing the lower elevation of the property compared to the surrounding single family homes. Commissioner Housewright and Stanard also supported the motion, noting the inclusion of walk-up units, street trees, and 10% mixed-income housing. Commissioner Rubin was commended for his work on the case, and the applicant was thanked for their patience and flexibility. The motion was passed unanimously.

This planned development features not one, but two unique sub-areas filled with townhomes and single family homes designed for the elderly.

Its got amenities to spare, like walking trails and a pond that doubles as an amenity with flood prevention tools.

Landscaping was a top issue, and the team went all out with a landscape plan that includes new plants, a replanted green space, and the preservation of heritage trees, all in compliance with the City of Dallas landscape ordinance.

It could bring 190 units with a minimum lot size of 2000 to Southeast Dallas.

Developer: Banyan Court Capital, Farrukh Azim LinkedIn

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