Planning Commission approves 60ft high apartment development on Shoreline City Church’s Garland Road campus
The Dallas Plan Commission voted unanimously Thursday to rezone the Shoreline City Church property on Garland Road, paving the way for a four-story apartment complex adjacent to the Lochwood neighborhood. The project will be presented to the Dallas City Council at the end of October.
The plans presented by Ojala Holdings have changed dramatically since development talks began in January. The Standard Shoreline project includes a revised development plan submitted Wednesday, a tree protection plan and conditions and amendments – including a 15-foot extended landscape buffer – submitted by Planning Commissioner Michael Jung, who represents District 9 .
“It’s the end of a long road,” Jung said. “The original plan for this project has changed dramatically based on feedback, desires and suggestions from the public, staff, the Garland Road Vision Task Force and several members of this commission. The project is a much better project thanks to this participation.
Shoreline City Church Redevelopment
The 300-unit development will provide much-needed housing and serve as a catalyst for improving an area of Garland Road in need of investment and renewal, Jung said.
“It will be a small but important step towards greater pedestrian orientation in this corridor in the form of a public art park and a creative office space envisioned as a cooperative artists studio.”
While the measure is expected to go to the Dallas City Council in late October, it’s rare for a CPC vote to be overruled, Jung said.
Seventeen residents, some affiliated with the pro-housing group More Dallas Neighborsregistered their support for the project at Thursday’s public hearing, while 16, many of whom are members of Lochwood Borough Associationexpressed his opposition.
Ojala representatives say they plan to build 282 apartments, 18 low-density townhouses, gated parking, 3,000 square feet of creative office space, an art park and 25,000 square feet of open space.
Daniel Smith, chief executive of Ojala Holdings, said developers would ban short-term rentals and planned to offer 51% “realizable accommodation”.
Residents of the Lochwood area have raised questions about project funding, stormwater retention, traffic and the 60ft height. Jung pointed out that the Plan Commission does not deal with financing.
“The site is on a commercial corridor along a six-lane national highway which is a major artery,” he said. “It is long and narrow, and I believe multi-family use is a reasonable and appropriate use for the property. I commend the neighborhood for its many creative suggestions for alternative uses, but what we have before us are not not those alternate uses, but a proposed use, and to refuse that proposed use because of what might, potentially one day, go otherwise, I think invokes the principle that perfect is the enemy of good.
A traffic study submitted by Ojala showed the project will not degrade roads or intersections, Jung said.
A large order
Commissioner Jung acknowledged that the building’s proposed 60-foot height is a problem for many adjacent neighbors.
“Early in the process, I asked the candidate to consider a three-story project,” he said. “Their response was that the project would not be economically viable at three floors. I then asked the applicant to approach the owner for a renegotiation of the sale price of the land which would make a three-storey project viable. The plaintiff did so, but without success. The question is not three against four stories. The question is four stories against denial.
Height intrusion in the single-family neighborhood of Yorkmont Circle is a valid concern, the commissioner added, and the plaintiff agreed to a 3-to-1 residential proximity slope.
“I made it clear to them that to do otherwise would be a dealbreaker,” he said. “I have said many times that RPS is a minimum requirement and does not necessarily solve all height intrusion problems. We begin with the proposal that this neighborhood will receive the same basic height protection that is offered to all neighborhoods in the city.
Six two-storey townhouses between the main building and the neighborhood will act as an additional buffer preventing views from the fourth floor of the main building and the backyards of the Lochwood houses, except in narrow spaces. In addition, existing trees will be protected and new trees reaching 40 to 80 feet at maturity will be planted.
“The result of all this is an extraordinary set of protections against intrusion at height, far superior to what we normally see in a typical case and sufficient in my opinion to adequately protect Yorkmont Circle from what would otherwise be intrusion at height of the project,” Jung said. . “I realize that there are many who disagree. I respect that disagreement. best judgment as plan commissioner on what is best for this site, for District 9 and for the city.”