Updated: PD-15 Authorized Hearing Committee members

UPDATE: In the immortal words of the Miss America pageant, “If for any reason Miss America is unable to fulfill her duties…” Astute readers will see that Preston Tower representative Mary Schulte has bowed out and been replaced by Robert Bowling.

Yesterday afternoon, the people selected to be part of the PD-15 authorized hearing committee were posted. Kudos to council member Jennifer Gates for keeping her promise to exclude those opposed to the authorized hearing process, who would likely seek to sabotage the proceedings from within.

You will note that the towers have two representatives on the committee. This was done in recognition of the land mass of PD-15. Roughly the towers and the four low-rises each sit on six acres and and so there are four representatives for each camp. This makes for an interesting group. Within the PD, neither side can outvote the other, so collaboration will be required. Also, the three “wild card” members from Preston Hollow East Homeowners Association and two neighboring buildings are just that, wild cards. How will they feel about the various development plans and options?  I think the pulse of the group will be taken in the first few meetings. (more…)

Packed House at Park Cities Baptist Church

If you’ve been following along in your prayer books, you know that over a year ago the Preston Place condos burned. You may also know about the failed attempt at negotiating an area redevelopment plan. I’ll even toss in bonus points if you’re aware of the Athena and Preston Tower working with former mayor Laura Miller to stymie everything.

All caught up?  Good …

Last night, Dallas City Council member Jennifer Gates assembled the neighborhood to discuss the history and next steps in the process. What was a surprise to most was that the authorized hearing, first mentioned last summer as having a two or three year waiting list, had been bumped up in the schedule and was beginning immediately. Gates made available applications for representatives on the authorized hearing committee.

But I get ahead of myself.

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Pink Wall at Preston Road and Northwest Hwy. PD-15 and Laurel Apartments highlighted. (single family homes at top for reference)

Good news. You don’t have to go to Idaho to fish in Bogus Creek.  Last October, I wrote about how the NHPRAP (Northwest Highway and Preston Road Area Plan), not even a year old, wasn’t designed to be economically viable.  Essentially, my scribbles revealed that were its Zone 4 area to follow the recommendations contained in the NHPRAP task force’s final report, their individual condominiums would always be worth more than land value to a developer.  Note: Zone 4 contains PD-15 (Planned Development District) within the larger Pink Wall area.

This lack of economic benefit ensures none of the redevelopment and neighborhood renewal touted by the NHPRAP plan will occur, failing to live up to its own goals.

Well, now I’m not alone. A.G. Spanos (who has an option on the Diplomat) released an independent report by architecture firm LRK.

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Close to a year ago, Preston Place burned.

Last week at a CandysDirt.com event in Preston Hollow, in and amongst the wonderfully renovated kitchen, a temporary kitchen cabinet assembled.  You see, when I was introduced to several ladies, they all wanted to talk about PD-15.  Turns out they live and lived in neighboring buildings. By “lived” I mean that one was a former Preston Place owner who was displaced by fire in March 2017.

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In Part One, I explained how I’d put my thoughts into an envelope to be opened once the PD-15 process was complete. However, my surprise resignation opened the envelope to share now.  In that first column, I faced the hard truth of the economic viability of redevelopment and how the buildings that might be built within zoning were not profitable for buyers or sellers. I also touched on the aging demographic the area attracts and their less likely bent towards renovation and the ability to play catchup on years of deferred maintenance in some complexes. Finally, I wrote about how in real dollars, the past 15 years have been a wash (punctuated by Recession-driven ups and downs). If you missed Part One, catch up here.

The overall endpoint being that if the area wants to attract new buyers for the long-term (not just because Dallas is skint of housing), who have the money and willpower to uplift the area, PD-15 is the last hope.

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Weeks ago, I began telling people that I already knew what should happen to PD-15 to make the most people happy. I said I was going to write it down, put it in an envelope that I would open at the end to see how accurate I was.  Now that I’m not part of the task force, screw it, I’m opening the envelope.

In this first part, I will explain how my plan was formed using some key information.  In the second part, I will go building-by-building and explain how the information in this section informs that plan.

Note: To burst bubbles from the outset, my opinion is based on uplifting the area, not personal gain.  While it’s true I would benefit from any financial uplift, over the past 15 years, there are only two people who paid less per square foot in my building. So I’m good financially.

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Former Dallas mayor Laura Miller working behind the scenes to stall progress.

[Editor’s Note: The opinions reflected in this column are those of the author and are not the editorial opinion of CandysDirt.com. We reached out to Laura Miller for comment. Her response is included at the end of this opinion column.]


Author’s Foreword:  On Wednesday night, I resigned from the PD-15 task force because of behind-the-scenes machinations and actions that I could not agree with once I became aware of them.  Also, I refuse to work with people I can’t trust. This includes representatives from several area buildings, including my own. Those representatives also asked former Dallas Mayor Laura Miller to step in and help their cause. Here’s that story.

Earlier in the evening I was forwarded a letter being crafted by some members of the PD-15 task force but whose pen had been heavily guided by former Dallas Mayor Laura Miller.  I’m told the letter will be sent to council member Jennifer Gates in the coming days. In my capacity as a task force member, my name was listed as a supposed signatory, although I’d not been consulted on its verbiage.

Upon returning home I spoke with my HOA president and co-representative to see if she’d seen the letter.  She had not only seen it, but had been actively involved in its creation.

The letter seeks to put a clamp on any redevelopment within PD-15 that goes against the deeply flawed Preston Center and Northwest Highway Area Plan that was largely hijacked by Miller and written in secret with the help of the business interests in Preston Center.

I believe this is a distraction that does one thing well: it uses the element of time to kill progress. This is a tactic Miller is very familiar with.

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At the last PD-15 meeting, Preston Tower and Athena high-rises asked to meet to come up with a plan they thought they could “sell” to their residents. This was a direct reaction to the massing study shown at that meeting which pictured a development the towers felt would not be supported. I called that first massing study “a high water mark” in density. Perhaps the tower’s plan showed, in some respects, a low water mark. (And no, I’m not showing you that either because it’s just as polarizing as the other one. If you want to drink from that trough, come to the meetings.)

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