High-Density Development Planned for Vacant Land in South Oak Cliff

The Dallas Plan Commission moved forward last week with a proposal for a mixed-use development with up to 1,400 market-rate housing units on the east side of South R.L. Thornton Freeway, south of East Overton Road. 

Despite opposition from an adjacent developer, represented by Masterplan land use consultant Dallas Cothrum, and a request to hold the case from South Oak Cliff Plan Commissioner Tom Forsyth, the proposal was approved by a majority on Nov. 21. 

Developers with Jobar Development Corp. changed deed restrictions at the last minute, proposing a maximum height of 150 feet and a density cap. Because the site is vacant, there are challenges with access,  tree mitigation, and a lack of utilities and infrastructure. 

“There’s a long way to go before we put stuff on the ground,” said land use attorney Suzan Kedron of Jackson Walker LP, who represents the developer. 

The 21-acre tract falls within Planned Development District 69, one of the City’s first PDs, dating back to the early 1970s. 

Watch the Nov. 21 City Plan Commission meeting or view the staff case report. 

‘A Legacy Project’

Jobar Development owner Bart Plaskoff said he and business partner John Walker purchased the property two years ago to develop land that has long been neglected, Plaskoff said he’s developed over $50 million worth of homes in North Texas and worked on the Pegasus Park project. 

“This, to me, is a legacy project that I’m excited to be a part of and put my name on,” Plaskoff said of the South Oak Cliff proposal. “The revitalization of the area is not only important to the local residents but to my family as well.” 

Stephanie Behring of Re:Studio, is the project architect. 

Members of the Marsalis Park neighborhood and residents of Sun Valley Drive agreed to the new deed restrictions and said they hope a new mixed-use development will bring retail and other amenities to a long-neglected area. 

Six meetings have been held with the surrounding neighbors, but Masterplan consultant Cothrum said some of his client’s concerns have not been addressed. 

“I think my biggest concern is, if it’s going to be a mixed-use district … there’s no real requirement for them to have grocery stores and things,” Cothrum said. “They could just do a lot of apartments. The way I read the deed restrictions, this is a mostly multifamily deal. We’re not opposed to that either. We’d just like to have some more transparency around that.” 

Too many things are too open-ended, Cothrum added. 

Patrick Hodgins, a Lakewood resident who redeveloped the Overton Apartments 12 years ago near the South Oak Cliff site, echoed Cothrum’s comments. 

“I think we’re close to making something work with the developers that addresses the density issue and ask that we could have more time to work that out,” he said. 

Transportation Upgrades

Director of Transportation Gus Khankarli said speed cushions have recently been installed near South Oak Cliff High School on Overton Road and this project presents an opportunity to improve an intersection and add a traffic signal near Interstate 35. 

“When I was made aware of this project a few months back I saw a great opportunity for us to improve the traffic operation in that area,” he said. “Should this project move forward, an opportunity exists …. to talk to [the Texas Department of Transportation] and other partnering agencies to improve the ramp arrangements in that area which will also result in improvements potentially for the Beckley component south of Overton, improvements to the intersection of Beckley at Overton, and basically the overall circulation in that area.”

Deed restrictions submitted by the developer prohibit vehicular access to Sun Valley Drive. 

The Show Must Go On

Plan Commissioner Tom Forsyth, who represents the South Oak Cliff area, questioned whether the construction of 1,400 residential units is practical. Forsyth was outspoken during the ForwardDallas 2.0 comprehensive land use plan rewrite about protecting single-family neighborhoods from dense new multifamily development. 

The commissioner suggested delaying the case so the developer and Cothrum’s client could continue to compromise but failed to get support from his colleagues. 

Cothrum said he just met with the developers’ representatives days prior to the CPC meeting and hadn’t had an opportunity to review the new deed restrictions. 

“We’re not afraid of [height or density; we just want protections that reward them for doing the right thing,” Cothrum said. “At this point, it’s just 1,400 units … and a small amount of retail … Their interests are not aligned with ours.” 

Kedron implied that the applicant was “bullied” into agreeing to hold the zoning case until January but said she refused to disregard the commitment they’ve made to the community. 

“This community deserves respect,” she said. “It deserves unity and not fear-mongering and division.” 

Commissioner Melissa Kingston said the case was “beyond ready” and had already been postponed.

“It’s not fair to the applicant that we keep dragging him back down here,” she said. “We need the housing. They’re offering to put millions of dollars of development into this city. I think it’s time we move this case forward.”

The City Plan Commission is a recommending body; the case will go before the Dallas City Council early next year.