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.)

(more…)

What makes PD-15’s gyrations different from many other upzoning cases is that there is no blueprint to follow.  The Toll Brothers building in Oak Lawn largely fits within its MF-3 zoning. Sure, some complain whether MF-3 is appropriate for the area, but it’s there. Other projects have MF-2 and want to move beyond those controls. But PD-15 has none of that to act as starting point.  The PD documents essentially state a total number of units in the PD that is derived by the number of units per acre. There’s also a bit on parking and interior street right of ways. But that’s pretty much it.

If you’re talking about traditional city zoning, there are categories for setbacks, density (units per acre and size of units), height, lot coverage, primary uses and any special standards (like a minimum lot size or proximity slopes).  Proximity slopes protect neighboring buildings from being too close to radically taller structures by forcing them to literally step back from those neighbors (think of stair steps back).

(more…)

PD-15, slightly east of Preston Road bounded by Northwest Highway, Pickwick Lane, Baltimore Drive and an alley.

Last night marked the first meeting of the newly-formed PD-15 task force, begun as a result of development pressures within the area of the Pink Wall known as PD-15. It went as most initial meetings do, trying to find its feet. The task force members from surrounding buildings were brought together by Dallas City Councilwoman Jennifer Gates and assisted by her plan commissioner Margot Murphy.

It began with a review of what had brought us there, namely the pressure to redevelop the fire-ruined Preston Place and the Diplomat.  The two are unconnected except in current timing with the Diplomat having worked on a potential sale for over a year prior to the March fire at Preston Place. Given that two out of the four buildings within PD-15 are in play, it’s safe to assume developers’ wagons are circling the rest.

(more…)