Dallas City Council Approves Plans for Mixed-Use Development in Far North Dallas
Dallas City Council approved plans to turn Pepper Square, a Far North Dallas shopping center, into a mixed-use development with more than 850 apartments.
Wednesday’s vote could end a yearslong battle that pitted residents near the site who opposed the plan against development firm Henry S. Miller, district council member Jaynie Schultz and others who wanted to see dense housing brought to the aging complex.
The council voted 10-4 in favor with Jesse Moreno, Carolyn King Arnold, Cara Mendelsohn and Paul Ridley opposed, Schultz said. Debate on the matter lasted nearly three hours, and an attempt to defer the vote by Mendelsohn failed.
Project Details
Under the plans, Henry S. Miller will build a maximum of 868 apartments on a 15.5-acre site near Preston and Belt Line roads. The complex could include 116 units designated for retirement housing.
At least 752 apartments would be built. A 116-unit mixed-income apartment bonus was removed from the proposal during the meeting.
A minimum of 35,000 square feet of the project must be set aside for retail or personal service businesses.
Gregory Miller, president and CEO of Henry S. Miller, previously told The Dallas Morning News that the project’s first phase will include a four- or five-story residential building with parking. The second phase will include a residential building up to 12 stories and may include another structure up to 12 stories.
“It could be a combination of office. We might put our own office in there,” Miller said about the second, 12-story building. “It could be condominiums for sale. Our hope is a combination.”
Phases of the Project
A third phase will include two more residential buildings of around five stories. At full build-out, Pepper Square will have up to 67,000 square feet of retail and restaurant space. Up to 25,000 square feet could be new retail.
The southern portion of the site will not be redeveloped, allowing tenants Hobby Lobby and Trader Joe’s to remain. The development also includes 2 acres of park space, bike trail connection and other pedestrian amenities.
Miller reconfirmed those plans on Wednesday.
Community Reaction
Nearly 50 residents spoke on the proposal during Wednesday’s meeting. More than 35 residents opposed the project, while roughly 10 supported the redevelopment. Four supporters included Miller and others representing the developer.
Sean Jensen, president of Prestonwood Trail Neighborhood Association, told council members that they should “swing for the fences” and vote yes.
“Pepper Square has been limping along for decades,” he said. “This is the moment to start fresh and build the economy for today.”
Damien LeVeck, a resident who lives near Pepper Square and has posted videos on social media outlining his opposition of the project, asked council members to not side with “greedy developers.”
“I assure you that approval of this case will be the hallmark event, the defining moment, the lodestone of Dallas politics that illustrates how our elected representatives are ignoring and betraying the will of the people,” he said. “Your political career will be defined by your vote today.”
History of the Project
Attempts to rezone the shopping center began in 2022, and residents opposed to the project have been vocal in public meetings for more than a year.
In the summer of 2022, Henry S. Miller aimed to build up to 2,300 units at the site. Proposed unit counts were then chopped to 1,550 and cut once again to under 1,000 in late 2024.
In previous interviews with The News, opponents cited concerns over traffic, other planned apartment projects in the area, city service delays and potential negative effects on home values.
A Kimley-Horn traffic analysis conducted on the developer’s behalf found the proposed mixed-use development “generates approximately 50% fewer trips” than the existing shopping center would if it were fully leased.
Other News
Related: ‘Traffic hell’ or ‘the heart’ of Far North Dallas? The fight over Pepper Square
Simpson Strong-Tie Co. was also approved for a $800,000 economic incentive from the city.
Ken Paxton’s office is investigating potential violations of state consumer protection laws.
Conclusion
The approval of the Pepper Square development marks a significant milestone in the ongoing debate over the future of Far North Dallas. While some residents have expressed concerns over traffic and the impact on home values, others see the project as an opportunity to revitalize the area and bring in new businesses and residents.
As the project moves forward, it will be important for the city and the developer to work together to address the concerns of the community and ensure that the development is a success for all parties involved.
Frequently Asked Questions
Q: What is the Pepper Square development project?
A: The Pepper Square development project is a mixed-use development that will transform the current Pepper Square shopping center in Far North Dallas into a complex with over 850 apartments, retail space, and other amenities.
Q: Who is behind the development project?
A: The development project is being led by Henry S. Miller, a Dallas-based development firm.
Q: What are the concerns of the community?
A: Some residents have expressed concerns over traffic, the impact on home values, and the potential strain on city services.
Q: What is the timeline for the project?
A: The project is expected to be completed in multiple phases, with the first phase beginning soon and the entire project taking several years to complete.
