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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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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Diplomat is top, right-center and red … oh and labeled Diplomat

Since August 2016, we’ve been reporting on different events surrounding the Diplomat condo building, beginning with a contingent contract and continuing with surveyors in November, quickly followed by soil testing in December.   You’ve likely seen the map above a zillion times, but it’s a shortcut to avoid tediously describing where a certain building is located in an area of nearly 30 multi-family complexes.

Avid CandysDirt.com readers will remember Friday’s tease about A.G. Spanos who is also involved with residential components of Dallas Midtown.  For less ardent readers, The Spanos family owns the Los Angeles Chargers football team along with the A.G. Spanos Companies who purchase, develop, build and manage apartments all over the place.  Locally, A.G. Spanos is managed by Spanos family member and Preston Hollow resident Dimitri Economou.

I had a chance to meet with the development team last week to understand their plans for the Diplomat property.  I must stress that while negotiations and plans have been evolving for a year, all plans and certainly any renderings of the new building are extremely preliminary.

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Plan Commission 2

Coming as no surprise, the final Preston Center Area Task Force plan passed Plan Commission Thursday. Even with all the political puffery and backslapping, approval took about 15 minutes. I say it comes as no surprise because there’s nothing surprising, insightful, or controversial about it. In fact, it could have been written two years ago before a single meeting was held or a single dollar spent.

A few self-congratulatory task force members got up to heap praise on the plan. Peter Kline and others said that for the first time in 40 years this group is actually in agreement.  Bill Archer said, “I don’t think there’s anything controversial in the plan.”

Well, ya got that right.

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