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ForwardDallas
9/25/24
Welcome to Ultraground. You see future land use plans here.
CPC September 25, 2024 - CPC July 25, July 11, May 16, March 7, January 24, 2024
ForwardDallas | Approved
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CITYWIDE
ForwardDallas
Citywide | Approved
ForwardDallas 2.0 is Dallas’ comprehensive land use plan, adopted to guide development through 2045. It provides a framework for future zoning decisions and infrastructure investments across Dallas.
The plan introduces significant changes affecting development:
In the Community Residential placetype, which covers large portions of Dallas including areas like Lakewood, Winnetka Heights, and Hillcrest Forest, the plan now explicitly states that "incompatible multiplex, townhome, duplex, triplex and apartment development should be located outside of existing single-family neighborhoods." This directive substantially limits potential sites for multifamily projects in established residential areas.
Instead, the plan emphasizes locating multifamily developments near transit stations, along commercial corridors, and in transition areas between non-residential and existing residential zones. Specific areas mentioned include TOD sites like those around DART stations, and commercial corridors such as Ross Avenue near Lower Greenville.
The plan suggests considering former civic/institutional properties for diverse housing types, potentially opening up opportunities in areas with defunct public facilities or religious institutions.
Council Member Ridley proposed an amendment to modify the land use matrix, moving single-family attached uses (townhomes and duplexes) from primary to secondary uses in the Community Residential place type. This amendment was voted down 10-5, maintaining these housing types as primary uses in that category. This preserves some flexibility for smaller-scale multifamily development in residential areas.
During the council meeting, Council Member Zarin D. Gracey introduced an amendment specific to the Mountain Creek Lake area. This amendment was not part of the pre-existing Economic Development Committee recommendations, but was proposed and approved during the meeting itself.
The amendment adds a footnote to the Regional Open Space place type in the plan. Specifically, it states: "In the Regional Open Space place type, a master plan review for compatibility with the power station should be undergone in the area adjacent to Mountain Creek Lake."
Council Member Gracey explained that this amendment aims to preserve recreational opportunities around Mountain Creek Lake while acknowledging the presence of the power station. He emphasized that while he believes the new owners of the power station property will be good partners, this amendment ensures future development in the area will be subject to additional scrutiny.
Council Sentiment
The Dallas City Council's sentiment towards increased density and development outlined in the plan reveals stark divisions. At the far end of opposition, Council Member Cara Mendelsohn (District 12) strongly rejects the plan, labeling it a "developer's dream come true" and expressing concerns about excessive multifamily additions. Similarly, Council Member Carolyn King Arnold (District 4) stands firmly for single-family neighborhood protection, even invoking vivid imagery of "igloo-shaped, Tesla-shaped boxed" projects to emphasize her opposition to new development styles.
Moving towards the center, Council Member Paul E. Ridley (District 14) advocates for protecting single-family neighborhoods while acknowledging room for improvement, indicating a cautious approach to change. Mayor Eric Johnson's position, while not explicitly stated, suggests skepticism towards the plan based on his voting record.
In the middle ground, council members like Kathy Stewart (District 10) and Jesse Moreno (District 2) offer measured support, recognizing the need for change while remaining cautious about its implementation. Council Member Zarin D. Gracey (District 3) indicates a moderate stance on development. He didn’t oppose change or increased density outright, but rather advocated for planned, strategic growth. His focus on master planning demonstrates a desire for development to be carried out in a coordinated, comprehensive manner rather than piecemeal.
At the other end of the spectrum, strong proponents of increased density emerge. Council Member Omar Narvaez (District 6) enthusiastically supports adaptive reuse of empty office buildings for workforce housing. Council Member Chad West (District 1) frames the plan as essential for future generations' ability to afford living in Dallas. Council Member Jaynie Schultz (District 11) draws a parallel between tackling housing issues and the city's success in reducing crime, advocating for bold action.
Deputy Mayor Pro Tem Adam Bazaldua (District 7) emphasizes the plan as a carefully negotiated compromise, suggesting that while it may not satisfy everyone, it represents progress. Mayor Pro Tem Tennell Atkins (District 8) pushes for forward momentum, urging the Council to act rather than delay.
Community Sentiment
Analyzed speakers: 55
Sentiment breakdown:
Strongly against increased density/development: 40%
Moderately against: 20%
Neutral or mixed: 15%
Moderately in favor: 15%
Strongly in favor of increased density/development: 10%
Key quotes representing different sentiments:
Strongly against: "Single-family neighborhoods should be left alone. They are the route. If I wanted to live in a place with commercial apartments, I would have gone there, but I don't." - Mary Paras, District 1
Moderately against: "I understand the need for more affordable housing in our city, and I support the Forward Dallas’ goal of meeting that need. However, there have to be some protections for single-family neighborhoods." - Linda Blase, District 2
Neutral or mixed: "I applaud this committee for trying to increase the supply, but the burden on this potentially is escalation of home prices." - Nate Weymouth (no address given)
Moderately in favor: "Dallas needs an increased supply and more diverse mix of housing, actively planning to limit our own long-term housing growth in the midst of skyrocketing housing prices, stagnating population growth and dire city finances is entirely irresponsible." - Mark Ishmael, District 2
Strongly in favor: "For Dallas to grow and flourish, we need to build not only more housing, but more variety in housing for both purchase and for rent." - Andrew Warren, District 9
Analysis: The community speakers demonstrated a diverse range of opinions, with a majority leaning against increased density and development in established neighborhoods. Many expressed concerns about protecting single-family neighborhoods, while others emphasized the need for affordable housing and diverse housing options.
U/ Sentiment
Since you’re reading this, you’ve probably heard the debate on whether to allow missing middle housing in single-family neighborhoods in the new draft of the ForwardDallas plan. If this is news to you, you can read about the discussion here. We’re going to cut to the chase and detail the changes from the July 25th meeting that will directly affect development, if approved by Council.
City Plan Commission 7/25/24
Approved
Actual Changes to the Plan | CPC 7/25/24
The most significant change made during this meeting was the addition of language addressing displacement concerns. The commission voted to include the following text in both the implementation section and the main body of the plan:
"Provide incentives to owners of older market-rate multiple unit rental properties, such as garden apartments, to maintain and improve their properties while preserving affordability of their existing units and avoiding displacement of residents."
The addition of this language to the ForwardDallas 2.0 plan could complicate proposals for redeveloping existing affordable housing sites, even when the new proposal includes affordable units. The plan's emphasis on "maintaining and improving" existing properties while "avoiding displacement of residents" suggests a preference for preservation over demolition and new construction.
It's important to note that the plan doesn't explicitly prohibit such redevelopment. The language focuses on providing incentives for preservation, rather than penalties for demolition. This nuance is crucial for developers considering projects that involve replacing older affordable housing stock.
The plan's new language doesn't directly address the scenario of demolishing an existing affordable building to construct a new affordable development. This leaves some ambiguity that could be interpreted differently by various stakeholders in the development process. This new language adds a new layer to multifamily development strategies in Dallas, particularly for sites with existing affordable housing. Developers proposing to replace older affordable housing with new affordable units may need to carefully consider and address potential displacement issues, even if the end result is a net increase in affordable units.
The plan's emphasis on transit-oriented development (TOD) is particularly noteworthy. The commission also approved the language which solidifies the plan's commitment to transit-oriented development.
"Prioritize appropriate increased density in zoning around DART stations, high-frequency transit nodes, commercial and mixed-use complete streets corridors, trails, neighborhood centers, and potential Forward Dallas 2.0 areas of focus."
Discussion and Comments:
Much of the meeting was devoted to discussion rather than actual changes.
Affordability and Housing Supply: The plan aimed to address urgent housing needs in Dallas. Vice Chair Brent Rubin emphasized this.
‟This plan addresses an urgent problem that we have today and isn't just addressing hypothetical future problems.
The plan proposed various strategies to increase housing supply and affordability, including promoting diverse housing types and densities in appropriate areas.
Displacement and Redevelopment: The plan included provisions to address potential displacement due to redevelopment, which we detailed above, but it doesn’t address possible unintended consequences that might stifle development. Commissioner Hampton was a key proponent of addressing displacement. She proposed the language that was ultimately approved. Vice Chair Rubin also expressed support for addressing displacement in the plan. Commissioner Wheeler-Reagan supported considering displacement, particularly in the context of increasing density. She mentioned concerns about projects that increase density without offering affordable housing options.
Others expressed concerns about unaddressed negative impacts on development.
‟We have gaining momentum and a runaway freight train when you look at the ripple effect of that on our housing at all levels of affordability... To the extent that we are baking into our ForwardDallas plan things that directly inhibit that, I'm not saying that those ideas aren't valid, what I'm saying is that we need to take a very long look at that.
‟We need to be encouraging people to be building housing here. We need to make building housing here easier, and to the extent we're going to have roadblocks for that, they need to be thoughtful, they need to be data-driven, and they need to be accomplishing real goals for the people they're meant to help.
Single-Family Neighborhood Protections: A major point of contention was the perceived threat to single-family neighborhoods. Many public commenters, like Ed Zara, expressed strong concerns: "ForwardDallas 2.0 is not acceptable. Single-family zoning is gone."
Commissioner Thomas Forsyth echoed these concerns.
‟We know in the single-family neighborhoods that basically this plan puts missing middle housing in play. Neighborhoods are on the table now when it comes to discussions about missing middle housing.
However, other commissioners argued that the plan provided adequate protections for single-family areas.
‟We put in place all the protections. We rewrote it, we dissected it, and we rewrote it again to make sure that single-family detached had a prominence.
It’s important to note that Commissioner Blair's July 11th motion to move cottage courts and tiny homes to the implementation section was approved. This change removed these housing types from being listed as primary or secondary uses in Small Town and Community Residential areas and placed them in a section for future consideration and potential code updates.
Environmental Justice and Sustainability: There was broad support for the plan's emphasis on environmental justice and sustainability.
Process and Transparency: Several commissioners expressed frustration with the plan development process. Commissioner Melissa Kingston criticized, "The process and the way it's been handled has really made it a lot harder on us, made all of us have to spend a lot more time on it than we probably needed to, and made it a lot harder on the public."
‟We need to be encouraging people to be building housing here. We need to make building housing here easier, and to the extent we're going to have roadblocks for that, they need to be thoughtful, they need to be data-driven, and they need to be accomplishing real goals for the people they're meant to help.
Potential Impact on Development:
While not changed at this meeting, the plan's existing provisions for reducing parking requirements and streamlining approvals for affordable housing projects remain significant for developers. These elements were discussed favorably but were already part of the plan.
The newly added language on displacement and preservation of affordable units in older properties could potentially impact the financial calculus for rehabilitation projects. It suggests a policy direction that might lead to new incentives, but also new requirements, for such projects in the future.
The reinforced commitment to transit-oriented development could signal increased opportunities for higher-density projects near transit nodes, although the specific zoning changes to implement this would come later.
In summary, while this meeting featured extensive discussion on various aspects of the plan, the actual changes made were limited. The most significan was the addition of language around preserving affordability in older properties and avoiding displacement. The other elements that could impact development were largely already present in the plan and were reaffirmed rather than altered during this meeting.
City Plan Commission 7/11/24
Discussion
The Dallas City Plan Commission discussion on the ForwardDallas Comprehensive Land Use Plan highlighted the challenges and opportunities in shaping the City's future growth. Commissioners passionately debated critical issues such as housing density, affordability, displacement, and neighborhood compatibility.
Housing Types & Density
ForwardDallas’ housing types and density revealed differing opinions among the commissioners. Some supported allowing a diverse range of housing options like duplexes, triplexes, townhomes and cottage courts in traditionally single-family neighborhoods, arguing it would provide more affordable options and address the city's housing needs. Others opposed this idea, wanting to preserve the character of single-family areas.
Commissioner Forsyth advocated for protecting single-family zoning, making a motion to only allow single-family detached homes as the primary use in "small town residential" and "community residential" place types, with all other housing types relegated to secondary uses. This motion failed, with most commissioners voting against it.
However, Commissioner Lorie Blair proposed moving cottage courts and tiny homes from the single-family land use categories to the implementation section. This change would remove these housing types from being listed as primary or secondary uses in Small Town and Community Residential areas, instead placing them in a section for future consideration and potential code updates.
The motion sparked intense debate, particularly around disturbing single-family neighborhoods.
‟We're needlessly creating this divide and this controversy that's making it harder on ourselves, harder on the public, harder on our council people.
Commissioner Melissa Kingston, representing District 14, emphasized that the plan already specifies appropriate locations for diverse housing types, such as near transit stations and along corridors, not "in the middle of a stable existing single family neighborhood."
Kingston expressed frustration with the prolonged debate, saying that it is "just pissing everybody off, and for what?" She argued that the Commission was getting bogged down in semantics over "primary" and "secondary" uses while alienating the public. Kingston warned that this approach could make future implementation more difficult, stating, that in actual implementation, surrounding neighbors will be "so mad and they're so entrenched we'll never get any compromises."
Commissioner Christian Chernock expressed frustration with what he perceived as inconsistency in Commissioner Kingston's position. He pointed out that Kingston had previously argued passionately for moving forward with changes. Chernock emphasized that their role as commissioners should not be political, saying it "doesn't have to be political," and that it only "becomes political when you make it political."
‟We're here to advocate for what we believe is going to be the best practices for land use. Let the politics play at the next level. That's not our job.
Commissioner Blair's earlier motion to move cottage courts and tiny homes to the implementation section was approved.
Affordability & Displacement
Concerns were raised about the impact of redevelopment on naturally occurring affordable housing and the potential for displacing residents. Some commissioners advocated for stronger anti-displacement measures in the ForwardDallas plan, while others felt existing programs and processes were sufficient to address these issues.
Commissioner Hampton proposed adding language to the plan.
‟In considering redevelopment of existing multi-unit buildings, a plan should be established to avoid displacement due to redevelopment.
This amendment aimed to prioritize anti-displacement efforts when redeveloping multi-unit properties.
However, Commissioner Neal Sleeper, District 9, expressed reservations about tying anti-displacement measures too closely to zoning and land use policy.
‟…To try to tie that into the zoning and land use policy, I think we're getting on very treacherous ground. I hope we're not saying that when someone has an older apartment complex and they're going to redevelop it, that part of their obligation is to essentially house all the people that were in the older apartment complex. It sounds nice, but in reality, I think that's very impractical and burdensome.
Commissioner Wheeler noted the challenges of the fee-in-lieu program in providing affordable housing:
‟The fee-in-lieu is not working. By the time the fee-in-lieu gets to where it needs to be for affordable housing, people are still displaced. It's like we haven't even had the first project and it's been going a year and a half.
While some advocated for stronger anti-displacement language in the plan, others cautioned against placing overly burdensome requirements on developers that could hinder redevelopment efforts.
Transit-Oriented Development (TOD)
Transit-Oriented Development (TOD) emerged as another key topic, with commissioners advocating for increased density and mixed-use development around DART stations and high-frequency bus corridors.
The Commission struggled to reach a consensus on many of the housing and zoning issues. Ultimately, they voted to hold another special meeting to continue working through the large volume of public input and proposed amendments to the plan. They recognized the need to find a compromise on the contentious housing and zoning issues before sending the plan to the City Council for adoption.
Commissioner Blair emphasized the importance of moving the plan forward:
‟This body holding up ForwardDallas is holding up the City and its Economic Development. This is tied to the process of economic development for the whole entire city. This has to get done in order for the City to continue to do some of its operations. We cannot be the stumbling block for the city.
City Plan Commission 5/16/24
Discussion
The Dallas City Plan Commission discussed the ForwardDallas Comprehensive Plan update which aims to guide Dallas' growth and development for the next decade. A key topic was whether to designate multiplexes (duplexes, triplexes, and fourplexes) as a primary or secondary use in the "Community Residential" place type, which covers many of the city's single-family neighborhoods.
Allowing multiplexes as a primary use would make them one of the main, encouraged housing types in these areas, on par with single-family homes. This could influence zoning change decisions that make it easier to build multiplexes. However, the Plan would likely include design standards and location criteria to ensure compatibility with neighborhood character.
Commissioners expressed a range of perspectives on this issue. We’ll move from those most in opposition to those most in support.
‟Folks in single family neighborhoods feel like they are being shut out and just forgotten and ignored, and this plan is just another example of that.
Commissioner Forsyth's stance was unambiguously negative. Forsyth framed development as a threat to single-family neighborhoods, something to be defended against at all costs. He warned that neighborhoods will have to "be on edge all the time" and that the "onus is going to be on them to protect their neighborhoods" if the plan allows more density.
‟In this day and age where developers are greedy, it becomes me sitting on the fence saying we could really use that - I know people who probably don't want to buy homes or can't afford it, they want to live in their community. But they can't even afford it because we have houses getting so expensive.
Wheeler-Reagan expressed significant concern about the impact of new development on gentrification and affordability, particularly in southern Dallas. She highlighted the challenge of balancing the need for more housing with the risk of driving up prices and displacing current residents and criticized developers’ use of current Dallas affordability policies like the fee-in-lieu.
Words like "greed" and "expensive" houses suggest concern that development is contributing to affordability challenges rather than solving them.
At the same time, Wheeler-Reagan does acknowledge the need for more affordable housing options. Her comment that "we could really use that" suggests she sees value in some forms of development to address housing needs.
Wheeler-Reagan's focus on the impact of rising prices on current residents suggests a protective stance towards existing communities, expressing concern for people who "want to live in their community, but they can't even afford it."
Other commissioners were more conflicted. Commissioner Blair said she was "on the fence" and leaning towards keeping multiplexes as a secondary use until seeing more details on design standards and location criteria.
‟The whole reason that this is being proposed is to solve what is growing to a housing catastrophe in five years.
Commissioner Chernock urged the City to allow multiplexes in Community Residential areas to address the housing affordability crisis - the dominant issue at a national planning conference he recently attended. He argued that the solution begins with increasing the housing supply by "loosening up on zoning restrictions."
Ultimately, the Commission reached a tentative consensus to keep multiplexes as a primary use in Community Residential areas in the next draft, but to include more robust language around urban design, community integration, and appropriate locations. The next draft of ForwardDallas, due out in late May, will provide more details on how the Commission chooses to thread that needle through specific policies and placetype definitions.
City Plan Commission 3/7/24
Placetype Map December 2023
ForwardDallas
Citywide | Discussion
The ForwardDallas comprehensive land use plan aims to guide future growth and development in the City of Dallas. As part of the planning process, the City Plan Commission reviewed the proposed "Placetypes" that outline the desired character and land uses for different areas of the City.
The “Community Residential” Placetype covers many existing single-family neighborhoods in Dallas. Some of the draft language suggested that duplexes, townhomes, and other slightly denser housing types could be allowed in these areas to provide opportunities for "gentle density" and infill development on vacant lots.
The most contentious topic of discussion was the “Community Residential” Placetype, which covers many of Dallas' single-family neighborhoods. The draft plan includes language suggesting that denser housing types, such as duplexes, triplexes, and small multifamily buildings, could be allowed in these areas as a way to gently increase density and housing options.
U/ Sentiment Analysis
District 4 Commissioner Thomas Forsyth, who was recently appointed in February 2024, strongly opposed this. Forsyth argued that single-family neighborhoods should be protected at all costs from any increase in density. The District 4 Commissioner Forsyth called for a hard separation to “distinguish” between single-family and denser products.
‟In the single family Placetype this stuff is, is, is verboten.
It should not be included. Period.
Absolute statements like “Should not be included. Period.” and “If we don’t protect single family neighborhoods” frames the issue in stark, uncompromising terms. There is no room for nuance or middle ground in the statements.
References to past public outrage over short-term rentals and the vivid imagery of an auditorium full of angry residents aims to evoke fear and warn of dire political consequences if his view isn’t followed. It paints a picture of an intense backlash that could erupt if more density is allowed.
Words like “protect” and “warn” heighten the emotional stakes, casting this as an all-or-nothing battle to defend single-family neighborhoods from an existential threat. His repetition of certain phrases also amplifies their impact.
Overall, Commissioner Forsyth's charged language aims to raise alarm bells and encourage taking a hard line against density in single-family areas. He frames it as an urgent imperative, not just a policy debate, and warns of overwhelming public opposition to make the point.
District 6 Commissioner Deborah Carpenter also expressed reservations about language suggesting vacant properties are opportunities for denser infill development.
‟This could all also be almost a blueprint for displacement and gentrification in working class single family neighborhoods that aren't as expensive as some of the others. The land's cheaper.
Others were more open to the idea, suggesting that a mix of housing types can coexist well in certain areas and that allowing some density on vacant lots could help address the City's housing needs.
District 1 Commissioner Christian Chernock spoke in favor of allowing a mix of housing types in neighborhoods, arguing that “gentle density” like duplexes and small multifamily buildings coexist well with single-family homes in parts of his district. Chernock suggested the discussion be driven by data and research rather than other factors.
‟If anybody wants to oppose those things, I'm open to hearing that rationale as long as it's based on land use, research, and data.
District 10 Commissioner Tipton Housewright also seemed open to the idea of allowing some density on vacant lots in single-family areas, acknowledging the need for housing in Northern Texas.
‟If we can't rethink those kinds of sites, then we will not succeed in solving the problems we've got to solve.
City Plan Commission 1/18/24
Dallas’ future land use is getting an update. ForwardDallas received a Placetype Map update on December 7, 2023. This will serve as a guide for new development once approved.
The following 5 projects were approved with little to no contention. They span throughout Dallas, so we’re using this section report to focus on how this new future land use plan proposes change throughout the City. It is an image-filled, rapid-fire report.
Note: The 2023 Placetype Map updates the 2006 future land use plan, shown at the beginning of the following images.
DISTRICT: 9
The Summit at Daniel 5510 Abrams Rd
Northeast Dallas | 1.9 Acres | 111 Units | Approved CPC 1/18/24
Limited Office (LO-1) to Mixed Use (MU-3) for a 4-story, 111-unit building with 2,000 SF of retail.
Developer: The Summit at Daniel, LLC, Lowell Nelson
Representative: Rob Baldwin Email: [email protected]
Case Report: Z223-335(GB)
DISTRICT: 8
6730 Lancaster NEC of S Lancaster Rd & Simpson Stuart Rd
South Dallas | 0.32 Acres | 18 Units | Approved CC 1/24/24
CBG retains retro Apollo Motel structure turning it into an 18-unit community tailored for UNT Dallas. Community Retail (CR) to Mixed Use (MU-1).
Developer: CBG Building Company, Andrew Ramler LinkedIn
Representative: Paul Carden
Case Report: Z223-254(LG)
DISTRICT: 9
206 Executive Dr NE of Executive Dr and Data Dr
Northeast Dallas | 2.29 Acres | Approved CC 1/10/24
Derelict White Rock Airport’s runway zoned Commercial Service (CS) entitled for Mixed Use (MU-1).
Developer: KKMD Investments, Manish Patel
Case Report: Z223-153(MP)
DISTRICT: 4
935 Clarendon 935 E Clarendon Dr
Cedar Crest | 0.51 Acres | Approved CPC 1/18/24
Regional Retail(RR) to Mixed Use (MU-2) surrounded by mix of multifamily, industrial/retail, the Dallas Zoo, and a DART station.
Developer: Venture Commercial, Paul Carden Phone: (214) 378.1212 Email: [email protected]
Case Report: Z223-299(LC)
DISTRICT: 3
106 W Kiest Blvd 106 W Kiest Blvd
Cedar Crest | 1.85 Acres | Approved CPC 1/18/24
Single Family (R-7.5) to Multifamily (MF-2) in SFR neighborhood.
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