Could a Zoning Fight be Brewing Over a Proposed 7-Story Apartment Building in Lake Cliff?
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If you’re headed to Oak Cliff via downtown Dallas, Lake Cliff is typically the neighborhood you’ll encounter first on your way to your destination. The area is bordered by E. 5th Street on the north, E. Davis and E. 8th Street on the south, and is sandwiched between N. Zang and N. Marsalis on the west and east, respectively. Located just south of the neighborhood’s eponymous park and well-known historic residential tower, the area was full of aging historic homes and businesses for the longest time. When the Oak Cliff Gateway rezoning went through in 2015, Lake Cliff started to change and transform at a breakneck pace. With apartments popping up all over the area, how will all of these new dwellings and developments affect Lake Cliff’s character?
While rezoning isn’t inherently bad, it can have unintended consequences. Take Katrina Whatley’s duplex on N. Beckley for example. When the Oak Cliff Gateway rezoning case went through, Whatley’s building, which is next door to the boarding house where Lee Harvey Oswald spent his last days as a free man, ended up directly bordering the rezoned area. In fact, that edge went right up to her property line. Whatley’s property and several nearby are governed by the Lake Cliff Historic District overlay. The building next door was not. The developer that purchased the property next door was able to, according to the zoning enacted, build almost right up to the brick wall that separates her kitchen from someone else’s apartment balcony.
Alarm Bells in Lake Cliff
Naturally, the idea of more dense apartment buildings just a block down from Whatley’s home set off alarm bells for the North Oak Cliff resident and local Realtor. She started a Change.org petition against a proposed zoning change to the properties bordered by E. 5th and E. 6th streets on the north and south and N. Beckley and N. Zang on the west and east. The petition, which went live over the weekend, has 700 signatures at our last look.
The proposed rezoning would reduce the street-level retail requirement for the developer on E. 5th and E. 6th streets and tweak the street-level use on N. Beckley Ave. to a live/work configuration or possibly townhomes. The project would bring a seven-story multifamily development that would include 253 residential units that would conform to the existing zoning.
“If the city council approves the developer’s request to remove the retail requirement, it could send a signal that the developers who want more profits come before the benefit to the neighborhood,” Whatley told CandysDirt.com.
Building by The Books
However, Reid Beucler, principal of Slate Properties, said that the project his firm plans to bring to the City of Dallas’ Plan Commission is actually the product of discussions with the neighborhood about the property.
“I think that there’s a little misunderstanding,” Beucler told CandysDirt.com. “We’re not looking for a major zoning change. We’re not asking for anything new in terms of density or height.”
Instead, Beucler and zoning representative Rob Baldwin of Baldwin Associates want to remove the retail requirements for the property facing what he categorizes as “side streets,” which, if retail was allowed on those sides, the parking allotment for the retail spaces could worsen traffic — a concern of nearby property owners.
“We bought this property in January through March of last year and we’ve had multiple calls with the Lake Cliff Neighborhood Association letting them know ‘This is what we’re thinking,'” Beucler said. His organization spoke with several representatives of Lake Cliff Neighborhood Association in the fall of 2021.
It’s worth noting that the block purchased by Slate, while not technically inside the Lake Cliff Historic District, does contain a few homes that one might consider historic. The proposed demolition of the structures is a tough pill to swallow when North Oak Cliff is fighting to stem the rising tide of teardowns along the Bishop Arts District.
“The developer is already diminishing the character of Oak Cliff by tearing down several old homes and replacing them with a seven-story apartment building — and now they want to take even more from us by removing the retail requirement,” Whatley opined. “At least with some retail the neighborhood would benefit from having shops to walk to and enjoy. That would be a tiny consolation for removing parts of our history and charm.”
However, Beucler says that in conversations with neighbors, traffic on E. 5th and E. 6th streets — those that would be considered “secondary streets” in the rezoning proposal — was a major concern.
The change to allow live/work units on Beckley in lieu of retail (think: a downstairs gallery with a residence above) “should be favorable to the neighborhood as it will actually be less traffic,” Beucler said. “We’re also cleaning up a few things in the zoning that aren’t feasible like required on-street parking on Zang, which isn’t feasible with the trolley line.”
Beucler also noted that while he’s a developer, he likes to work with neighborhoods and consult with stakeholders. For instance, his firm completed a luxury apartment project in East Dallas near White Rock Lake called Doverhouse. The neighborhood was concerned about the loss of a beautiful historic church next to the proposed development. However, the sanctuary stands today — and it’s now a second location for the popular gourmet coffee shop Ascension.
“We like to think we made the neighbors happy with that,” Beucler said, later adding that his firm is looking for a “win-win for both ourselves and the neighborhood for a project that everyone can be proud of in the future.”
We reached out to Lake Cliff Neighborhood Association president Jennifer Thornton regarding the zoning proposal but did not hear back before deadline.
Following Along at Home
Beucler said that his firm has been working on this deal since the fall of 2021. In October of 2022, Baldwin Associates sent out a notice to nearby residents alerting them that they’ll be seeing a rezoning request in their mailbox soon. However, District 1 City Councilman Chad West, who recently won reelection besting opponents Mariana Griggs and Albert Mata, says that the rezoning case is still very much in early days.
“My general policy on opening up PD overlays like PD 468 (the Oak Cliff Gateway) and PD 830 (the Bishop-Davis PD) is that it should only be done for a very good reason, such as additional benefits to the community that weren’t contemplated when the zoning was originally drafted and passed,” West told CandysDirt.com. “Here, I understand that the developer’s representative has spoken at least once with the neighborhood association for that area, Lake Cliff NA, and there were some concerns from neighbors about traffic along the Beckley Ave. side (if the retail was allowed to move forward as it is, by right, there). I don’t know where those discussions ended up, because the process hasn’t risen to the CPC or Council level yet.”
You can follow the zoning case at home by following the official zoning case number in the city’s dashboard here.
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I have a lot of comments, but will post this for the moment….
I have lived at Lake Cliff Park since 2006. It was never made known to me that there were neighborhood meetings regarding changing the current zoning. The first I knew about any of it was when I received the letter in the above article – Oct 2022. I will ask my other immediate neighbors if they had been made aware of any meetings, as well.
The traffic thing is a little ridiculous. Look around – traffic is coming in droves to North Oak Cliff with the 1000’s of new apartments. A few retail spaces would hardly make a dent.
Live/work does not mean there will be “art galleries” in those spaces. I could literally rent one and have my real estate office downstairs and live upstairs. That would be ZERO benefit for the community in that sort of situation – which is more a more likely use.
Why would anyone be concerned about traffic at 5th and 6th where this development will be? There is one house, one dentist office, an empty lot, and another new apartment complex on 5th and 6th. Make it make sense?
I really do not think more apartments are needed. Oak Cliff is a beautiful old area and while development in itself is not bad, inferior cookie cutter development is. The proposal by this developer sounds like it will be more of what the area already has too much of. What is traded for these high density overpriced boxes are yard, family homes, and open space.
My name is Lydia Arnold. The house at 900 N Zangs Blvd was my childhood home. It was built in 1905 as a wedding present for Mrs Thomas who got married in 1911. The home is the last of the Crystal Hill development which was Mr Zangs development company responsible for building the neighborhood. Most of the houses are now gone, sadly. It would be such a shame if this home was torn down for a faceless and quite boring and generic condo situation. What we don’t need is more u affordable housing in Oak Cliff.
OK – me again! LOL! Regarding the developer’s comment “We’re not asking for anything new in terms of density or height.” – there is nothing in the petition concerning either of those. Nothing…at all. That is completely irrelevant.
What is also irrelevant is anything they have done in East Dallas. It looks like there is a small, old church next door and it was great that it was saved as direct amenity to the Doverhouse “luxury” apartments. There may or may not be a backstory and the developer may have chosen in their original plans to keep the church. None of those details are known to me.
I sincerely hope that Beucler is a kind and thoughtful person. He may be the best guy on Earth! I actually and truly, truly hope that he is. 🙂
I just know that the more that gets destroyed in Oak Cliff the more we all become concerned.
A SEVEN story high-rise has zero place in a neighborhood full of historic old homes and disappearing architecture, where none of the long-time residents want it not benefit from it. Our neighborhood needs preservation, parks, and street repairs. Not to be sold to the highest bidder who’s just our to make a profit off the backs of the working class who built this community.
Perfect.
This is ridiculous!! I am so sick and tired of these developers trying to cash in on our community. News flash..you can’t buy a community. A community is grown organically from the inside out not the outside in. Pricey apartments will not bring long term residents that will grow a community. Our community was built on hard working, honest families that worked years to improve their homes and businesses for generations to enjoy. When I moved into my neighborhood in 2005 my house did not even have a 1 in front of the sale price. Now these houses have 3,4,5,6 and more in front of those for sale numbers. Our property taxes go up and we still don’t see what we really want. Safe streets, reduced crimes, good schools. The meetings they propose they have/had are usually not compatible to most working folks especially since now a lot of us have to work 2 jobs and side hustles to pay our increased taxes. I have zero faith that the developers care about us or our concerns. I am disgusted.
I think these developers misconstrue neighbors “talking to them” about issues like traffic and parking as support for their project. As stated in the petition, what’s done is done. We can’t do anything to stop these monstrosities from being built in Oak Cliff. Though general consensus is the vast majority of us don’t WANT these projects built here at all. Certainly not at the expense of the current architecture and vibe of the neighborhood. But since we can’t really stop them, we do talk to them about specific concerns. But this is an attempt to mitigate the damage that is absolutely going to be done anyway. It isn’t an indication of “neighborhood support” for what they are doing. It’s like if you are going to punch me in the face regardless and I know I can’t stop you, I may ask you to please let me take my glasses off first. I have lived in this neighborhood for 21 years, and I have never heard ONE person say they are happy about the new development in Oak Cliff. There is never even one single positive comment when various projects are discussed on social media like this. So who are these “neighbors” developers claim they are “working with?” Their comments in any article like this always feel a lot like gaslighting.
When I purchased my 1920s house in Lake Cliff, I did so because I loved the historic feel of the neighborhood. I understand the conversion of empty lots (there are plenty) but the idea of watching historic homes being torn down is heartbreaking. If I have no choice and have to deal with another set of half empty giant monstrosities then I would prefer them to have retail. Especially since some of my favorite walkable establishments (local oak and ten bells) were torn down for other apartments.
I’m on my second tour of living in Oak Cliff. The moment I divorced I knew exactly where I would be moving to. I couldn’t wait to get back to oak Cliff! The last few years have been heartbreaking to see some days. To say the least. I respect the majority of the original revitalization of Bishop Arts. There are several well done multi family projects there but clearly we are just being sold down the river to the highest bidder at this point….for brick shoe boxes. I do not know one local resident who speaks positively regarding any of the current development issues around here. Except for a very very small few who also have a vested interest in these changes.
When people start turning a blind eye like it isn’t in their responsibility to their delegates to be highly informed of ongoing CURRENT issues….that is not ok.
Late to the game here, but for clarification the sanctuary at 9343 Garland Road (now known as doverhouse apartments) was in fact demolished. What was saved was a small chapel and a few trees, and it took many of us neighbors too many meetings to accomplish that feat… and the only reason there was a conversation and the whole parcel wasn’t plowed to the ground is that they needed a zoning change.
So if it isn’t too late, speak up for what you want and hold them to it… or they can move along to their next project elsewhere.
I’m all for density, but we should be respecting neighbors while accomplishing it, and there should always be public access, greenspace, retail (mixed use for a vague term) designed into every urban building. We need to be engaging the surroundings not building walls of balconies with a parking garage entrance at grade, that is certainly not to underground parking.