There could be a bitter zoning battle in Far North Dallas over the future of the Pepper Square shopping center. Developer Henry S. Miller wants to add 1,550...
A family walks out of a Trader Joe's grocery store at Pepper Square shopping center in Dallas, on Saturday, May 11, 2024. There are proposed changes to update the aging shopping center into a mixed use property with residential units, office buildings, restaurants and green space.Developer Henry S.
“ population is increasing. We have the highest growth in the country,” said Sriram Villupuram, director of the University of Texas at Arlington’s Ryan-Reilly Center for Urban Land Utilization. “The next question is ... where do we put these people? Do you want to put them far away from work? Or do we want to put them in areas that are developed try to increase density when an opportunity like Pepper Square arises?”Pepper Square shopping center signage in Dallas, on Saturday, May 11, 2024.
The apartments will be split over three buildings with a 12-story tower holding more than half of the proposed units. An empty parking outside of what used to be a Stein Mart at Pepper Square in Dallas, on Saturday, May 11, 2024. There are proposed changes to update the aging shopping center into a mixed use property with residential units, office buildings, and restaurants. The empty parking lot could be site for green space.The details of this plan are subject to change as it makes its way through the city planning commission and city council.
Meeting in the middle will be difficult for residents like Gary Lawson, who said he couldn’t support 800 or 900 units at Pepper Square during a meeting with Schultz and other neighborhood association members last month. Lawson wants the Miller Company to cut the unit count even further.“We have a choice. We can grow. We can improve. But if Dallas wants to become Houston, the only way they’ll do that is to put in high rises. Well, go put in a high-rise somewhere else, not in my neighborhood.
The husband and wife duo launched a website promoting a recall of the District 11 representative. No formal notice of recall has been filed with the city yet, but Schultz’s actions have strengthened the resolve of those opposed to the project, Natalie LeVeck said.“People are so adamant that we can’t lose the rezoning battle because our representative is not in our corner,” she said. “ literally does not care. Surveys don’t make a difference.
Yet Far North Dallas was one of a handful of areas that added very few new units during this time. While there’s a current oversupply of apartments in D-FW,Of the 55 apartment properties in Far North Dallas, only 10 are Class A — apartments of the highest quality with the latest amenities and features. Most of Far North Dallas’ apartments are average or low quality while the area’s median income is near $100,000, according to CoStar.
The project will be done in phases, and the third phase of the project could be a “mini-tower” close to the Prestonwood County Club’s golf courseThere would be no new development on the property for at least two to three years, and it would take 10 to 15 years for the apartments to be completely finished.But there are a lot of details still to be decided, and economic conditions may push the planned project back further.
“Large greenfield sites like this — in Dallas and on Preston Road — are rare and this is a unique opportunity for us to create a timeless community,” Auensen said in an email."We are being very intentional.” Roughly 50,000 vehicles a day travel along Preston Road, and most of them drive past Pepper Square. More than 63% of the traffic within four miles of the shopping center are through-trips, according to NCTCOG data.
Sprawl means money spent on freeways and thoroughfares further from the urban core. And that’s not sustainable, Morris said.
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