A mixed-use project that could bring as many as 1,000 new apartment units to Far North Dallas got the stamp of approval from the Dallas City Plan Commission Thursday.
The nod came after nearly five hours of public comment and debate and against the backdrop of a proposed land-use plan that has roiled some homeowners.
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Developer Henry S. Miller Co.’s plan to redevelop the 45-year-old Pepper Square shopping center near the intersection of Preston and Belt Line roads could include up to 984 multifamily units as well as restaurants, retail spaces, a public park and walkable paths to White Rock Creek Trail and Kiowa Parkway. It was advanced to the full city council subject to several conditions, including submission of development and conceptual plans.
But it came over the objections of about 50 residents, many wearing “No Re-Zoning Pepper Square” t-shirts, who lined up to express concern about heavy traffic, an overabundance of apartments in the neighborhood and possible impacts to property values, The Dallas Morning News reported. Just three speakers voiced support for the proposal.
“You’re not a rubber stamp,” nearby resident Damien LeVeck said, as reported by the outlet. “It is not your job to pleasure greedy developers by approving [their requests]. It’s your responsibility to represent the people of Dallas. Will you listen to them and deny this application?”
The battle against the Pepper Square redevelopment began ramping up this spring, spurring a recall campaign against local councilwoman Jaynie Schultz for allegedly ignoring constituents and “pushing her own radical agenda to fundamentally transform Dallas into her vision of utopia.” It also comes as the city grapples with its density future. The ForwardDallas 2.0 land-use plan is also wending its way to the city council, alarming some homeowners who worry it could threaten single-family neighborhoods.
North Central Texas Council of Governments Transportation Director Michael Morris has said traffic simulations show just a small traffic increase if all 984 units are built, the DMN reported, while a Masterplan Texas consultant report found the development could be accommodated by existing road infrastructure with some upgrades near the site.
“The status quo at Beltline and Preston reinforces a sea of impervious surface, aging retail, increasing traffic and aging 70s-style shopping center experience that no longer serves the neighborhood,” Masterplan Texas Senior Adviser Lee Kleinman said at the meeting, KDFW Fox 4 reported. “Miller wants to prevent this slow degradation into blight.”
If approved, the project would get underway in 2026 and be completed by 2033.
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