A push for density is reshaping the edges of Dallas.
The Dallas City Council approved development firm Henry S. Miller’s plans to replace much of the aging Pepper Square shopping center in Far North Dallas with up to 868 apartments and several thousands of square feet of retail, the Dallas Morning News reported.
The measure passed 10-4 after clearing the City Planning Commission last month, despite vocal opposition from dozens of nearby residents.
The 15.5-acre site at Preston and Belt Line roads will be redeveloped in phases, beginning with a four- or five-story residential building with parking, followed by a second building that could rise to 12 stories. A third phase would include two more mid-rise buildings.
Altogether, the project could bring up to 67,000 square feet of retail and restaurant space, while preserving the southern portion of the site, where a Hobby Lobby and Trader Joe’s will remain.
The rezoning marks a major milestone for the developer after more than two years of public meetings and scaled-down plans.
Miller proposed more than 2,300 units in 2022 before cutting that number by more than half. The latest iteration also removes a previously proposed 116-unit mixed-income bonus but keeps 116 units designated for retirement housing.
The vote also adds to a growing list of approvals for large-scale multifamily developments in neighborhoods long dominated by single-family homes. The city is increasingly under pressure to add housing, and projects like this one are being billed by proponents as essential to accommodating population growth and revitalizing aging commercial corridors.
Still, the plan divided the community. More than 50 people signed up to speak at Wednesday’s meeting, with nearly three-quarters opposing the project.
Critics have cited traffic concerns, pressure on city services and changing neighborhood character. A traffic analysis by Kimley-Horn, commissioned by the developer, claims the new development would generate 50 percent fewer trips than the fully leased shopping center would.
Council member Jaynie Schultz, who represents the district and supported the rezoning, called it one of the most difficult cases of her tenure, citing the political polarization and media attention surrounding the issue. She is not seeking reelection.
— Judah Duke
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