April 10 Update
To read the latest on the PD 15 Authorized Hearing, including upcoming April 18 and May 2 CPC meetings, read the following update from Councilmember Gates:
Dear Planned Development No. 15 Community,
In effort to keep you informed, I'd like to provide an update regarding the PD 15 Authorized Hearing. The Authorized Hearing was originally scheduled for the March 21, 2019 City Plan Commission hearing. However, residents within the PD 15 notice area, pursuant to a City ordinance, paid a fee and filed for a delay of the hearing for 30 days. Accordingly, the PD 15 Authorized Hearing was postponed, and is now scheduled to be heard at the CPC hearing scheduled for Thursday, April 18, 2019.
In my February 25 update, I also announced that Preston Place agreed to commission a Traffic Study. The Preston Place Homeowners Association kept its word and commissioned a study hiring Pacheco Koch to conduct a Traffic Study. The traffic engineers have been hard at work gathering data and preparing their report, but have not yet submitted it to the City.
The Authorized Hearing for PD 15 will proceed as scheduled on April 18, 2019, per posted notice. However, given the fact that the Traffic Study has not been submitted and given all parties sufficient time to analyze it, Commissioner Murphy will make a motion to keep the public hearing open, and hold the matter under advisement until the May 2, 2019 hearing to allow for a review of the study. The body of the CPC will then act on this motion made at the hearing. It is not unusual for a complex zoning matter to span two hearing sessions. This two-part hearing affords the CPC the opportunity to digest the information and input provided by both sides over two meetings, and thoroughly evaluate the Traffic Study.
According to staff's communication with the engineers, the Traffic Study will be a modified version of a traditional Traffic Impact Analysis. The study will consider different hypothetical development scenarios. The objectives of the study are to document existing traffic conditions and to identify traffic patterns that will help better understand where to focus our efforts. The study will need to quantify any significant burden on public roads that could be avoided or substantially mitigated by reasonable modifications. The scope of the study was defined by the engineers to include roadways and intersections between Preston Road and Edgemere, and between Bandera and Northwest Highway. Their findings and recommendations will also allow for continued communication and analysis with TxDOT related to a possibility of an opening on Northwest Highway at Tulane.
In summary, the PD 15 Authorized Hearing will be heard by the CPC on April 18 and May 2. When the PD 15 case is called for action at the meetings, the CPC chair will ask for speakers in support or in opposition. Each side will get a total of 15 minutes to speak. For example: if there are 30 speakers wishing to speak in support, 15 minutes divided by 30 speakers allows 30 seconds to each speaker. If many people attend and wish to speak, the CPC may vote to extend the time for each side. City Plan Commissioners will also be afforded ample opportunity to ask questions of all parties.
City Plan Commission Meeting Information
CPC public hearings begin at 1:30 pm, however, please note there will be other items on the agenda that day. CPC public hearings are held in Council Chambers on the 6th floor of City Hall, 1500 Marilla Street. This meeting is open to the public.
If you are unable to attend CPC hearings, but would like to view live, you can access via this website:
If you are unable to attend CPC hearings, you can view meeting footage on the below website. Video is usually available online late Thursday or early Friday following CPC meetings:
To view staff's recommendations, as well as all Authorized Hearing materials, visit staff's website:
I will notify you with a link to the Traffic Study once available and posted to the City's website. Should you have any questions, please contact my office or Andrew Ruegg, Senior Planner, at 214-671-7931 or firstname.lastname@example.org
April 18 CPC Public Hearing
On March 7, staff briefed the City Plan Commission (CPC) on the PD15 Authorized Hearing, and presented staff's recommendations. Staff planned to move forward with a March 21 CPC Public Hearing to present recommendations. However, on March 11, a request for postponement of Z167-396 (PD15 Authorized Hearing) was submitted to the Sustainable Development & Construction department; view the request letter here.pdf. Per City of Dallas Development Code (Section 51A-4.701(e), the opposition is allowed one postponement for CPC and one postponement for City Council.
Therefore, the March 21 CPC date has been postponed, and the new CPC meeting date is April 18 at 1:30 pm.
To view the Staff Recommendation, as well as all Authorized Hearing materials from previous meetings, please visit staff's site: https://dallascityhall.com/departments/sustainabledevelopment/planning/Pages/pdd15.aspx
Your Feedback is Important
As a reminder, City staff have posted a comment form on its website; you can also access the form here. If interested, you may provide feedback about the proposed conditions and plan prepared by staff. Directions where to send comments are on the bottom of the form. Completed forms will be distributed to the City Plan Commission prior to the Public Hearing.
Property owners within the PD15 area of request and within 200' of the area of request have received postponement notices in the mail indicating the new CPC date. The reply form that was attached to the previous notice is still valid, and should be submitted no later than 12:00 p.m. on Wednesday, April 17, 2019. If you have any questions, please contact Senior Planner Andrew Ruegg at email@example.com or 214-671-7931
PD 15 Mailing List
In an effort to keep the community updated, my office sends out occasional emails when there's news to share or reminders about community meetings, for example. If you are not already receiving emails about PD15, and would like to be added to the distribution list, please notify Alexa Relayze at firstname.lastname@example.org or 214-670-7057
Authorized Hearing Community Meetings
2.13 Update on Feb 19 PD 15 Community Meeting #2
The next step in the process is the 2nd Community Meeting scheduled for Tuesday, February 19th at 6:30 PM at the Hyer Elementary School Cafetorium located at 8385 Durham Street. Here is the link to the PD No. 15 authorized hearing webpage where you can find the agenda and meeting materials for the upcoming community meeting as well as past meeting materials: https://dallascityhall.com/departments/sustainabledevelopment/planning/Pages/pdd15.aspx
You are invited to the 2nd Community Meeting to give your input and ask questions about the recommended conditions for PD No. 15. If you wish to speak at the meeting, speaker sign-up will begin at 6:00 PM, 30 minutes prior to the start time of the meeting.
This memo from the City Attorney's office helps explain why an Authorized Hearing for this case was the best option: City Attorney AH memo
The below link will take you to a 2017 memo from David Cossum, then-Director of Sustainable Development and Construction, addressing density:
PD 15 Community Meeting Planned for
Feb. 19 (updated 1/18/19)
The second Community Meeting for Planned Development 15 is
set for Tuesday, February 19 at 6:30 pm in the Hyer
Elementary Cafetorium (Auditorium/Cafeteria), located at 8385 Durham. Staff
will mail out notices to all property owners within PD 15 boundaries.
The Community Meeting will recap
Steering Committee meetings, and staff will present the proposed staff
recommendation. There will also be a presentation to review a Steering
Committee proposed recommendation. Each presentation will have approximately 20
minutes, and the remainder of the time will be designated for public input and
questions and answers.
Meeting materials will be posted to City staff’s website the
week prior to the Community Meeting:
Materials from the first Community Meeting, held April 26,
2018, and all Steering Committee meetings can also be viewed on that webpage.
Following the Community Meeting,
the recommendation will move forward to City Plan Commission (CPC) public
hearing at which time all interested parties have the opportunity to speak in
support or opposition. If CPC recommends to move the item forward, the
item will go to City Council for a public hearing where again, interested
parties will have an opportunity to speak. Staff will mail out notices and
reply forms to all property owners within PD 15 and 200’ around PD 15 for the
CPC meeting, as well as for the Council hearing, if CPC moves the
Should you have any questions, please contact Senior
Planner, Andrew Ruegg, at 214-671-7931 or email@example.com
On April 26, 2018, Councilmember Gates held a Community Meeting with Planned Development District No.15 area residents to discuss next steps in the Authorized Hearing process. City staff presented an overview of the PD No. 15 area history, existing zoning, and the Authorized Hearing process, including the creation of a Steering Committee. The Steering Committee will hold meetings with staff to review the current zoning of the area, any possible changes, and to develop proposed zoning amendments. At the conclusion of the Steering Committee meetings, a second Community Meeting will be held to present any proposed zoning amendments. For questions or additional information, please contact Lauren Clayton at firstname.lastname@example.org or 214-670-3816.
April 26 Community Meeting presentation
Authorized Hearing Steering Committee
Jan. 7 PD15 Steering Committee Time Change
Please be advised that the Monday, Jan. 7 PD15 Steering
Committee meeting time has changed, and will now start at 5:30 pm. The meeting
will be held at the Walnut Hill Recreation Center, 10011 Midway Road, Dallas,
Please reference staff’s Authorized Hearing website for
current and past meeting materials: