Remember our “Preston Hollow Prize Behind The Pink Wall Hits Market For $599,900”? Well guess what? You can have it now, for less: $550,000! That’s a savings of more than $49K.

Stop what you’re doing. We have the scoop on a George Dahl masterpiece in Preston Hollow! The Imperial House epitomizes Hollywood Regency design at its best, with rare and elegant offerings that don’t sit on the market long. This property has panache, attracting past residents ranging from Elvis to Frank Sinatra to a current WFAA-TV anchor! And now, you too, could be among the select few to own a slice of Imperial House history.

Ged Dipprey and Emily Ray-Porter with Dave Perry-Miller InTown just listed a lovingly restored first-floor condo you have to see to believe.

Truth be told, I have seen this beauty and it stops you in your tracks. (more…)

2020-2021 PHSNA Board posted October 27, 2019

Members of CARD (Citizens Advocating Responsible Development), the group that was against changes to PD-15, has taken over the Preston Hollow South Neighborhood Association. The stacked deck appears to be an attempt to gain leverage with a city government that’s moved on.

At the end of the City Council vote on PD-15 redevelopment, University Park resident and Pink Wall eight-plex apartment owner, Steve Dawson, told council they hadn’t seen the last of the protesters. After the unanimous passage of the zoning changes, Dawson told the Dallas Morning News that “they would take the next week or two to consider their legal options,” and that they could “request a legal injunction to stop development from proceeding while the lawsuit was pending.”

According to an excruciatingly detailed email circulating through the neighborhood by Claire Stanard, a former PHSNA board member, Dawson also threatened Council Member Jennifer Gates: “he intended to sue her personally for ethics violations using the power of the three attorneys in his family and planned to get Northwest Parkway blockaded in order to prevent construction equipment from entering, and intended to sue the City over abandoning the Area Plan.”

Stanards’ email continues, “I was also sent a text by Steve Dawson saying that he was upset by the fact that Jennifer Gates had finally done something positive for the neighborhood in agreeing to the opening of Tulane Road to Northwest Highway on Sept. 5 and honoring her commitment to the RPS.” [Note: RPS is Residential Proximity Slope, a city ordinance that controls height near certain residential neighborhoods.)

City Hall sources tell me that Dawson’s years of unending opposition to any form of development have left him little political capital. And yet, at this pivotal time for the Pink Wall, when moving smoothly forward with a functioning conduit to City Hall is crucial, the PHSNA appoints Dawson as its president.

Usually, I’d have said he was elected, but sources say that’s not what happened.

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“And that’s my fear. A city that is more lenient than the neighborhood, resulting in even more being built. Many think of the towers as being an aberration in the neighborhood. They’re not — they’re a harbinger.”

I wrote those words in December 2017 after having resigned from the first PD-15 task force. The quote was near the end of two columns on what I thought would be the best solution for PD-15. With the issue unanimously passing Dallas City Council last week, let’s revisit those columns.

Residential Proximity Slope

The first part outlined the rationale of my thinking. Rereading it, it still holds water. I said the rest of the Pink Wall outside PD-15 was unlikely to redevelop due to ancient deed restrictions and the height limitations brought about by the Residential Proximity Slope (RPS).

The deed restrictions are particularly tricky.

Pink Wall Neighborhood – Preston Road on left, Northwest Highway on bottom

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Dallas City Council chambers were not as packed as expected on Sept. 11, 2019, as PD-15 came up on the agenda.

  • Dallas City Council unanimously passed city staff’s plan for PD-15, which compromised on height, topping out at 240 feet.
  • Some small changes were made to the plan.

The general wisdom is that any city council vote requiring a supermajority due to opposition will be a nail-biter. And while certainly many a nail was chewed to the quick, it was all for naught. After blissfully little speech-a-fying on both sides, Dallas City Council voted unanimously to pass city staff’s sorta plan for 240-foot heights on Northwest Highway – instead of the full cherry-on-top 310-foot heights Plan Commission had passed one vote shy of unanimously.

Will this result in affordable housing? Unlikely. And that’s a pity.

Councilmember Jennifer Gates listed a slew of minor tinkers to the staff recommendation that I’ll have to get to later (I can’t write as fast as she can rattle off). But generally, it’s 240-feet across Northwest Highway and 96-feet behind. Assuming a 10-foot ceiling height, that’s essentially 21-stories and eight-stories.

While some in the neighborhood might say it’s too much, I will say it’s a heck of a lot less than was proposed decades ago. And it’s a bit sad to live in a future that’s less bold than yesterday.

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Back in June when the results of the PD-15 traffic study were presented, Winstead attorney Tommy Mann noted that if the neighborhood wanted Tulane Blvd. opened to Northwest Highway, they needed to seize “lightning in a bottle.”

Mann represents Preston Place owners, which paid for the traffic study.

What Mann was saying was that with all the focus on rewriting the antiquated PD, there would be no better time to get the right people in the room to figure this out. Those people finally got into a room last Thursday led by Preston Hollow South Neighborhood Association city liaison Claire Stanard.

The meeting included council member Jennifer Gates, Michael Morris of North Texas Council of Governments (NTCOG), Mo Bur of TxDOT and two of his colleagues, plus David Nevarez, senior traffic engineer for the City of Dallas.

Stanard’s overarching point was that given that the parcels within PD-15 would likely be developed by multiple developers, there needed to be a master plan for how traffic would function as a whole. Otherwise, the developers might not come together for the heavy lifting of opening Tulane Blvd. to flush traffic directly on/off Northwest Highway instead of circuitous routes through the neighborhood.

It’s an idea I floated a year ago and have continuously supported. Stanard took the “lightening in a bottle” and ran with it.

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Armed with scant facts and heavy hyperbole, hired hand Brett Shipp held a “press conference” next to Preston Tower Wednesday morning to bemoan the PD-15 zoning case that will finally land in the hands of the Dallas City Council (for better or worse) on September 11.

Around 50 to 60 people attended. As Robert Wilonsky dubbed them, “the party of no,” consisted of the same handful of people including Bill Kritzer, Carla Percival-Young, and Steve Dawson — all of whom you will see featured in any other press coverage. But not all were there to protest development. I stood with a dozen who supported the city’s recommendations.

Those against the restructuring of PD-15, which includes much of the neighborhoods behind the Pink Wall at Preston Road and Northwest Highway, also continued their upwards march on how opposed the area is to the city’s plan. We’ve seen 60 percent, then 70, now we’re up to 80 percent opposition. The funny thing is, their numbers aren’t swelling. With that much opposition, “the party of no” this morning would have swelled to hundreds, but it hasn’t.

And of course, this press conference was choreographed …

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preston center

PD-15 Map

In 1963, the RCA Victor Company, which manufactured televisions, ran an advertising campaign with the slogan “The Gift That Keeps On Giving.” The neighborhood adjacent to Preston Center —PD-15, where one might actually still find an RCA Victor TV today, is a lot like that old ad.

PD-15 is the neighborhood behind the Pink Wall at Northwest Highway and Preston Road where a condo fire almost three years ago killed one resident and left hundreds homeless (not to mention a charred hulk of concrete over a basement parking garage).  

I received word on Sunday that CARD (Citizens Advocating Responsible Development), non-profit association that is not happy with the way zoning changes proposed for PD-15,  has hired former WFAA investigative reporter and congressional-candidate-turned-media-consultant Brett Shipp as their spokesperson. Or, as Brett told me, “to fight out of control, irresponsible development” at Preston Place.

CARD says it is a “grass-roots force to stop development change,” claiming Dallas City Hall is not listening. As always, I add this disclaimer: I own a unit in this area, and I do have a dog in this hunt. That is one reason why our columnist, Jon Anderson, who recently sold a unit at The Athena, has been covering so much of this case from the days when Transwestern first bought Townhouse Row and an apartment complex on the very corner of Preston and Northwest Highway.

Brett Shipp told me Sunday he is taking on the cause and is planning a presser. And there’s more…

Preston Place fire, where the fire eventually spread to the chimney stack and stairwell left of the blaze.

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By Barbara Dewberry
Guest Contributor
 
Last week in a CandysDirt.com column, Jon Anderson stated in reference to the Jennifer Gates called community meeting on August 7th that I said that, “the neighborhood doesn’t want green space.
 
In fact, I said “We don’t want a public park,” and many people heard this.  The four acres that are proposed to be developed is too small to dedicate land to a public park and also the City has said they will not maintain it.  Thus, to have a park that outsiders will discover and have picnics, kiddie birthdays, and bring dogs and not pick up, will be an invasion into our now quiet neighborhood.  It will be very expensive to maintain.
 
I have always advocated green space around the buildings like that of the Preston Tower and the Athena which allows permeable space, which will be helpful in stopping run-off flooding.  PD-15 is experiencing flooding already and this needs to be addressed before anything is built.  I, with our neighbors, have demanded a 100-foot setback for any buildings facing South toward NW Hwy.  This would allow for more green space, guest parking and save several vintage Live Oak trees.  Our small 4 acres to be developed is not large enough to dedicate 1/3 acre to a park.  Besides, there is a lovely park at Hillcrest and W. NW Hwy.  Also I have always championed green roofs on any buildings that are built in PD- 15. We are demanding for a right in and right out opening to be made in the Pink Wall so that construction vehicles will not be wandering around decimating streets we own and breaking tree limbs.
 
The proposed park is just another device that the developers use to get additional height and density which the neighborhood is against.
 

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