At last night’s meeting regarding PD-15 at Preston Road and Northwest Highway, it appeared that those opposed to redevelopment of the area are also opposed to facts.

When the author of a recent traffic study showed how the PD-15 traffic study was conducted and its conclusions, his reward was being peppered by non-believers in return. Color me shocked.

Last night, Steve Stoner, Director of Traffic Engineering with Pacheco Koch Consulting Engineers, presented his findings on traffic in and around PD-15 to 30-40 residents. Stoner holds a master’s degree in civil engineering and is an accredited Texas Professional Engineer (P.E.) and Professional Traffic Operations Engineer (P.T.O.E). He has been in the field for 25 years. Suffice it to say this ain’t his first traffic rodeo.

And yet, as predicted, the group of unqualified attendees (likely reading any traffic study for the first time) who disagree with redevelopment in PD-15, questioned his “veracity,” methods, and conclusions. We live in an age where facts are only facts if they support your worldview. Contradictory facts must be questioned to revalidate preconceptions – as happened last night.

There were also insinuations that his conclusions were beholden to those who paid his fee. Of course, those doing the insinuating have yet to fund their own traffic study. It’s easier and less risky to dump on someone else’s work.

Some were surprised that the traffic study wasn’t the all-encompassing, baton-twirling report with a cherry on top they’d thought it would be. That’s fair, if you’ve not seen a traffic study, you have no frame of reference on what they deliver.

The results reviewed by Stoner mirrored what I wrote previously (unsurprising since I was giving a book report on his findings). You can read them here.

But there was more to this meeting than a book report.

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If traffic is the major argument against redevelopment in PD-15, a new study could render it moot.

The traffic study, conducted by Pacheco Koch and funded by the Preston Place condos, was posted online Tuesday and makes for interesting reading. The map above shows the study area bounded by Preston Road, Northwest Highway, Walnut Hill, and Hillcrest Road. It goes well beyond just PD-15 which should be good news for the surrounding Pink Wall and Preston Hollow neighborhoods.

The report itself is 120 pages long with two 15-page sub-reports on the potential of adding traffic signals to either Edgemere Road or Tulane Boulevard at Northwest Highway. Skimpy it ain’t (so I’ll excuse you to read the first 19 pages).

What makes this report different from other traffic studies I’ve read is that it includes extensive thought and recommendations on how things currently work and could work in the future. While I’m open to nearly all its findings, I have an issue with their thoughts on opening Tulane Boulevard. But I get ahead of myself, let’s start with the traffic numbers before we visit how to shuffle it around.

Looking back to the comments from an April 24 column I wrote, a reader asked what I thought the traffic impact would be.  I answered my best armchair estimation saying we needed to wait until the professionals delivered their goods.

How’d I do?

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The Dallas Morning News called the District 13 election results a “trounce” by incumbent Jennifer Gates against former Dallas Mayor Laura Miller. And at a commanding 66 percent to 34 percent, who am I to argue?

Delving into the precinct-level numbers, an interesting picture appears. Miller was a one-trick candidate, focusing her campaign on anti-development messaging surrounding Preston Center and the Pink Wall. As you can see in the map above, District 13 is a lot more than Preston Center. The myopathy of Miller’s message wasn’t lost on voters outside the Preston Center orbit. Oh, and constituents really like Gates. By contrast, Miller didn’t even win her own precinct, where neighbors voted for her opponent, two-to-one.

In total, Miller carried just three precincts within District 13 – essentially the Pink Wall and Preston Center along with a tiny precinct out by Marsh Lane and Walnut Hill (although not as tiny as the 16-vote precinct to its right that was one of two reporting a tie).

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If traffic and density are supposedly the issues most feared by PD-15 development, we need an accurate measuring stick to insert reality into the discussion. The coming traffic study will do that, but …

In the fullness of time, I started to think about one of the tidbits from last week’s PD-15 meeting with City Plan Commission. As I reported, the chief opposition speaker was Carla Percival-Young, an architect with Alabama-based GMC and an Athena resident. She was asked if a coming traffic study revealed negligible effects on the neighborhood, would the opposition have a re-think.  The answer was no because they disagreed with every aspect of the proposed updated PD-15 draft. Later she was asked what she thought was a fair number of units per acre. After hesitation, she replied 60 units per acre compared to the draft’s recommendation of 90 units per acre – 30 units less per acre.

Some things began to gnaw at me.

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Two weeks ago, District 13 council member Jennifer Staubach Gates debated rival candidate and former Dallas Mayor Laura Miller at a luncheon hosted by the Dallas Builders Association. The event was live-streamed and later posted by CandysDirt.com. About 20 minutes into the recording, the topic of PD-15 was raised. (Planned Development district between Preston Tower and Athena on Northwest Highway).

The proposed updating of the area’s decades-old governing document has been one of two zoning issues at the center of this campaign. In mid-February, I pointed out that Laura Miller’s ownership of an Athena condo would constitute a financial conflict from which she’d have to recuse herself.

At the debate, Gates pointed out the conflict to Miller. Here is Miller’s response:

[The city of Dallas’ ethics code says,] “If you are involved financially in a situation that’s voted on by the Dallas City Council, where you will personally be making money where other people will not be making money but you are personally involved and will make money from it, then you have a financial conflict of interest …

My living in the area plan area and having a rental unit that we bought for my mother-in-law before she passed away has nothing to do with the code of ethics and any financial conflict of interest. I do not have a conflict of interest nor would I be or will I be recusing myself from any vote involving zoning in the area.”

According to Miller’s own words, “you have a financial conflict of interest” if “you will personally be making money where other people will not be making money.” Whether redevelopment is good, bad or indifferent to surrounding property values, that trajectory will be influenced by city hall’s vote.

Steve Long, SMU’s Maguire Chair of Ethics wrote that using Aristotle’s definition of truth, “I’m puzzled by the candidate’s response because it appears to violate this basic tenet of truth-telling.” He continued, “If she is making a profit from a rental unit then her conclusion makes no sense.”

Mayor Mike Rawlings echoes this sentiment, “I think that your assessment of the situation is absolutely correct.” (more from Rawlings further down)

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Development, specifically the Pink Wall’s PD-15 and Saint Michael and All Angels’ plans for Frederick Square, are the crux of the District 13 city council race between incumbent Jennifer Gates and former Dallas Mayor Laura Miller. Sure, there are other nitpicks that include the Preston Center garage swizzled in, but that’s just a sideshow.

On April 18, after two years and two committees of dead-end meetings, the city’s recommendation for PD-15 rolls into City Plan Commission. The towers have arranged buses to take their protestors to City Hall (“Please bring a sack lunch”).  What are the possible outcomes?

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[Editor’s note: Jon Anderson is a columnist for CandysDirt.com. His opinions are his own.]

While Thursday’s meeting fell short of the usual fireworks PD-15 brings about, the City Plan Commission asked some great questions regarding city staff’s proposed changes to PD-15.

In the lead-up to City Plan Commission’s public hearing on staff’s proposal for updating PD-15, staff briefed plan commissioners Thursday morning at Vital. Groups. Knee. Senior Planner Andrew Ruegg, who’s led the process so far, presented essentially the same slides as were shown to the community two weeks ago.

What the few who went to the meeting were most interested in were the questions and comments from the other commissioners. I give a “Hallelujah!” to CPC chair Gloria Tarpley for commenting that the 3-D images shown of the proposed changes would have been welcome at other cases. How the city can be devising “words on paper” documents reflecting 3-D realities without 3-D models has always been a mystery. It should be ante to the game.

The first questions were from District 11 appointee Janie Schultz. First, she was curious whether the requirement for a street lamp every 50-feet was adequate. While boilerplate, staff said they’d look into it. Schultz’ second question concerned the affordable housing sweeteners and whether anyone would use them. The suspicion is that along the northern side they will be unlikely to be used, while on the Northwest Highway side they may if the developer wants to get near tapping any height. It kind of goes to what I’ve been saying that if the buildable envelope doesn’t grow, it’s just cannibalizing market-rate units for affordable units.

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Fifty years after last school bell rang for attendees, front rows are still last to fill

[Editor’s note: Jon Anderson is a columnist for CandysDirt.com who lives in District 13. His opinions are his own.]

The community gathered last night to discuss PD-15, and honestly, I expected this to be a “bottle of rotgut and a bullet to bite on” kind of meeting. But it wasn’t. To be sure, when the public comment section came around there was no shortage of strong words on every side of this issue. Former Dallas mayor and District 13 city council candidate Laura Miller gave her 2-cents when everyone else had gotten one. (More later)

In a bizarre coincidence, earlier in the day I’d read about the jet stream’s current velocity pushing eastbound airplanes as fast as 801 miles per hour — which is about how fast city planner Andrew Ruegg zipped through 96 slides in about 40 minutes at last night’s second PD-15 community meeting. While some of the city’s all-important graphics could have benefitted from a few more seconds on the screen, it was a comprehensive overview of the draft proposal being delivered to city plan commission on March 21.

Note to city: Graphics of exactly what’s on the table are critical to comprehension. They should be there at the get-go, not batting clean-up.

But just as the Preston Road and Northwest Highway Area Plan didn’t take economics into consideration, the city’s PD document really didn’t either. It would have been helpful to have had a “likely outcome” section.

You see, while the land bordering Northwest Highway is proposed to allow 240-foot heights, It’s not probable that’s what will be built. Let me explain …

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