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Recent Articles By Sam Merten

National Features

When Kat Truitt walks to the neighborhood Central Market at Lovers Lane and Greenville Avenue, she passes the Signature Pointe Apartments, which face her condominium complex on Milton Street. These apartments once housed Hurricane Katrina evacuees who brought significant crime into the neighborhood, Truitt says. Signature Pointe is now vacant, boarded up and fenced off.

The owner of these apartments, Fairfield Residential, purchased the 12.85 acres in 2006 for $22.5 million. The developer shut down the complex in November 2007 after helping find new housing for the residents. Instead of updating and repairing apartments built in the 1970s, Fairfield asked the city to change the zoning so it could tear down Signature Pointe and build a mixed-use development with new apartments, condos and retail.

This is known as up-zoning, the process of changing the zoning in an area to allow greater density or commercial use. This is a polarizing issue because some people feel this is an infringement on neighborhoods, while others see it as progress.

Truitt is excited about the retail that will come along with the zoning change and says she's helped gather support from 45 of the 62 condominium owners in her complex, Birchbrook 2.

"You can hop on the DART from here and walk over to Central Market or Tom Thumb, and the retail that [Fairfield] is proposing is not conflicting," she says. "It will just be complementary."

Norma Minnis of the Lovers Amesbury Neighborhood Coalition, a group formed to oppose the zoning, disagrees. She says the $130 million project is too high and dense. Minnis also opposes any retail.

"When you have retail encroaching into a residential neighborhood, it changes everything," Minnis says. "You are damned if the retail is a success because it will want to expand, and you're damned if it's a failure because then you're left with a mess on your hands."

Truitt says she is frustrated with city council member Angela Hunt for not meeting with her and other proponents of the zoning even though she has met with Minnis and other opponents. Truitt also says the members of the neighborhood coalition, including Minnis, don't live adjacent to the site, and many live in Sheffie Kadane's district.

"I don't feel the love and don't feel the respect I deserve as one of her constituents," Truitt says.

Steve Stamos, development manager for Fairfield, says dealing with Hunt has been a difficult process because she has been meeting with members of the coalition but not with supporters.

Hunt counters she hadn't been asked to meet with supporters of the zoning, though Truitt provided the Dallas Observer with an e-mail she sent January 29 to Hunt asking her to attend a February 2 community meeting. Hunt responded in less than an hour, saying she had a conflict, but she'd ask her assistant to work with Truitt to find a meeting date.

Hunt was also reminded of a February 12 meeting, which she says she had to cancel because her father has been battling health problems. Although she hasn't met with the group favoring the zoning change, she says they have been properly represented.

"The developer is well-represented by PR people who can contact folks in the media, can frame this a certain way, and can get photos and stories in D magazine," Hunt says. "Neighbors with concerns about it aren't represented by anybody."

Truitt says Hunt is being "bamboozled and hoodwinked" by the neighborhood coalition and City Plan Commissioner Neil Emmons.

When the zoning case was heard October 11 by the Plan Commission, Emmons made a motion to deny the developer's request with prejudice. This meant it would have taken 12 of the 15 council members to approve the zoning when it was heard by the city council February 27, and if denied, the site would have to keep its current zoning for two years.

The developer has changed its zoning request since then, scaling back the retail and reducing the height of the building from 72 feet to 47 feet, among other changes. It hasn't been enough to change the mind of Minnis, who owns three condos in the area. She says this would set a dangerous precedent, leading to future up-zoning in the neighborhood.

Emmons met with Minnis and representatives of the Lovers Amesbury Neighborhood Coalition on February 20, along with the developer and its representatives. In his summary of the meeting e-mailed to Hunt, Emmons said it was important to meet with those who objected to the zoning because the proponents "had reached consensus" and "have been ably represented" by consultants for Fairfield. Emmons left little hope that an agreement could be reached between both sides.

"This case has been the subject of hundreds of hours of study for a year. I do not believe that additional time will yield an increased level of consensus," Emmons wrote. "This case will be precedent setting, and, in fact, the next case has already been filed seeking increased allowable density by the same applicant."

Fairfield was hoping the zoning case would be sent back to the Plan Commission, but Stamos says the meeting with Emmons changed his mind, and now Fairfield preferred to let the city council make the decision. Stamos also criticizes Emmons for not letting him know there were any problems with the zoning before the Plan Commission meeting.

"If you're trying to find a middle ground, and the person who's leading a meeting acts in that way, it doesn't lead to common ground or a compromise. It's ugly," Stamos says.

Hunt says Fairfield hasn't made enough changes to its original zoning, and she made a motion in the council meeting to delay the case for 30 days, which passed unanimously. Approximately 70 proponents showed up at the council meeting, while only a handful of opponents were there. Leslie Davenport, the only one to speak in favor of the Plan Commission's recommendation, says hundreds of those in opposition were told not to attend because Hunt was delaying the vote.

Write Your Comment show comments (11)

  1. I anxiously await the demolition of this eyesore. It's nice to finally know what is planned for this area. However, there are several apartment complexes near The Village area now under demolition. Does anyone know what is planned for these (Village View and the brown icky ones across from Medallion)? Also, the rumor in The Village area is Lincoln Properties is planning an early 2009 demolition of The Corners apartments to rebuild. Like it or not the area is growing let's just hope it's for the better.

    Comment by GreenEyedLady — March 5, 2008 @ 04:41PM

  2. I attended the Dallas City Council Meeting on Wednesday 2/27, I had printed the complete package on the adgenda item #77 for this zoning change case for my review, go to the website to read it at:


    http://www.dallascityhall.com/council_briefings/agendas/agendas_0208/Final_Agenda_02272008.pdf

    Adgenda Item #77.
    It will take a couple of minutes to download as it contains the entire adgenda for the city council meeting of 2/27/08.

    This briefing will contain all the city staff's comments that address all the issues and concerns brought up by the opponents to this zoning change. This was prepared by educated professional who are employed as urban planners.

    Neil Emmons votes at the City Planning Commission level exactly the way Angela Hunt wants him to vote, they are one in the same, not a balance of power situation. It is very unfortunate that the other 13 city council members rarely challenge the motion made by the council person in the district where the zoning change is requested. I only know of one time in 8 years when the city council voted against the motion for zoning change in district 14, which was the Hudson Heights "authorization of a public hearing to determine proper zoning" initiated by Veletta Lill via Neil Emmons to down zone the neighborhood from Multi-Family MF-2 to single family R-7.5. The down zoning was denied by 8 votes to 7.

    The city council elected officials are to be leaders in our community, although when it comes to zoning changes they are followers. James Fantroy told me one time "they don't mess with zoning cases in my district and I don't mess with zoning cases in thier district" not only Mr. Fantroy said this, but Chaney, Ransansky, basically said the same thing. Oakley, and Blades who are no longer on the council would consider all zoning cases since they were on the CPC and understood lack of due process.

    I was very very impressed with Ron Natinsky's comments, and followed up by Dave Neuman asking Teresa O'Donnel "Was there any reason given to why Neil Emmons made a motion for deniel of this zoning chage at the CPC hearing?" Ms. O'Donnell said no reasons were given.

    I support the rezoning of this propety and the adjacent Plaza Apartments. These are both aging properties that will be replaced by what the market wants, which is retail and housing together.

    I would ask Angela to go to New York City, Paris, London, even Poland and see that all the developments in those cities include ground floor retail, with office and residential components.

    Lets stop the urban sprawl, live closer to work, stay closer to home and keep our air cleaner.

    Comment by arbor court neighbor — March 6, 2008 @ 09:35AM

  3. This area and certain blocks south of mockingbird ln near greenville (mstreets) need the upgrades and changes. How can this lady stand against this? If we cannot upgrade our neighborhoods and accept a small change, the values of the properties will stay stale and go nowhere. Does she not realize this? When the families living in these areas try to sell their homes, the comps next door or down the street will ruin these values. Yes, it is a historical area. But not all homes are english tudor homes. And last but not least if the homes are up against a wall on the widened central expressway, lost half of their backyards because of this widening, and are all leased properties, why not allow a small change by replacing them with tudor townhomes? Highland Park, University Park, Preston Hollow, Vickery Place, and Turtle Creek have all done this. It has paid off for them. This would bring up the value and appeal. The only thing stopping us from this at present is this sore thumb rep on the council. Neighbors in the area, building inspectors for the city of dallas, and just plain logical individuals are all ready for an upgrade of these small areas each less than a 10th of a mile in length. They know what it will do for us. And last but not least, subdividing these lots would bring in more money for the city, more value and equity for the owners, a safer neighborhood, and more appeal to the individuals already in or those wanting to move to the area. This is because of the value, stability, and consistantcy we would have with these upgrades.

    Comment by neighborhood resident wanting upgrade — March 6, 2008 @ 10:32AM

  4. As a resident of the adjacent "Village Apartments," I oppose the rezoning. There are over 9,600 people that live in The Village and not one building is 4-stories tall.

    I get a chuckle from your article when you say that Ed Oakley was good at expediting zoning changes, but you neglect to mention he was a frickin' developer himself!

    The Lovers Amesbury Neighborhood Coalition deserves credit for fighting this from the grassroots, especially when they're up against paid-shills supplied by the developer. Kudos also go to Angela Hunt for stopping this behemoth.

    Comment by Dee Ess — March 6, 2008 @ 10:22PM

  5. I live in this area and I very much hope that closed minded individuals fearful of tall buildings and nearby, wonderfully convenient retail will be defeated soon. I look forward to the up-zoning and I hope that the merging of apartments with retail becomes an escalating trend.

    Comment by Mystique — March 7, 2008 @ 04:19AM

  6. Hey there Dee Ess, then keep leasing your property in the Village and stay there and be single the rest of your life. But, if you decide to come out and mix with society, get married and have a family, and want a nice neighborhood with good surroundings and people to live in, then change is a virtue. And last but not least, with all the rebuilding and remodeling at present in the Village, where are you coming from with your statement? I lived there 20 years ago and thank goodness in recent years they have redeveloped a majority of their apartments and will continue do so. That is called change. They are keeping up with society and change, as you probably don't even notice. I guess you're not aware of change yet are you? You're definitely single, under 30 (I hope with how you stand on this and/or then again you could be older), no children, and still living at the Village. Come out into society and see why small change is a necessity and accepted by most.

    Comment by neighborhood resident wanting upgrade — March 7, 2008 @ 09:48AM

  7. I agree with you completely on The Village. They've done a fantastic job tearing down old complexes and constructing new ones (they also do a great job maintaining the overall complex). But what The Village (LPC) has not done is tear down existing complexes and built 4-story units that tower over everything else. And THAT is exactly what the developer wants to do with Signature Point.

    The City of Dallas and the Planning Commission should hold Fairfield to the same standards. The Village also has acres and acres of green space. Fairfield Residential will be all concrete. As far as I know, you may just be a paid hack lobbying for them.

    Comment by Dee Ess — March 7, 2008 @ 12:52PM

  8. Dee Ess, are you sure about this at the Village?! Some of those new home complexes at the Village have a garage on level one, a living room on level 2, a kitchen, bar, and den on level 3, and a media room on level 4. It may be a garage on the first floor, but this is still a total of 4 stories. This is also what they have done with new townhomes/condominiums in the Travis Walk area that have good demand and values, and this other neighborhood needs to do this to accomplish the same for value and demand. And last but not least, if you lived on Lomo Alto in Highland Park what would you do? Complain to the city and demand they tear down The Cresent and Park Place Highrise Condos and get rid of the 4 story Townhomes of Highland Park next door all because of the two story houses across the street?! Besides this Dee Ess, I'm sure you'd live at the Cresent or The Park Place even on the 13th floor because of value and prestige rather than The Village. And this is simply because these places improve the value and demand of these areas the same way a new complex would do for the area around "The Village." I hope you comprehend.

    Comment by neighborhood resident wanting upgrade — March 7, 2008 @ 04:47PM

  9. There aren't any 4-story structures in The Village. Your example of garage level, bar, media room level, etc. is nothing but crap you just made up. You can go to the Village website where they list all properties. You won't find anything like that.

    And, no, I wouldn't live in The Crescent or The Park Place for the "prestige". You're the type that probably thinks everyone should dream about driving a Mercedes one day ... the prestige! Unfortunately, it's people like you that give Dallas its stereotype of being filled with plastic, money-hungry jerks.

    Comment by Dee Ess — March 7, 2008 @ 05:25PM

  10. Hello there Dee Ess, please read the comments as well written by Mystique and tell us what you think. And no, I don't live in the Park Cities. I am just using this area and its developments as an example to go by, just as I stated it was on earlier comments you can read. Tu comprende Deiz? But I also stated uptown, vickery place, oaklawn, turtle creek, etc. Could you not read that? I live on the M Streets, stated as well if you can read. But oh yes and I apoligize, I still drive a mercedes that I earned and bought years ago. Therefore, I don't think you can hold that against me and other neighbors in my area. I also told you earlier I used to live at the Village years ago. It is great over there. Always has been and always will be. But like most logical individuals and people within your area or any neighborhood would beleive, it would be even better with an upgrade of the neighborhood around it. This is because these are its main surroundings. This is because most everyone would think of the value, safety, and appeal to others as well. Once again Dee Ess, read the earlier comments by Mystique and remember that I am talking about developments in Dallas. The only reason I mentioned the Cresent and Park Plaza is because of the single family homes that surround them just like the other areas I mentioned that are located in Dallas as well. I just used those as an example for you. But I guess you feel descriminated against because you don't live there. I don't live in that neighborhood either, but just out of plain consciousness, wouldn't you say that it is a very nice area on the border with Oak Lawn as well? Once again, read comments by Mystique. And no, I don't live in the Park Cities. But I do support the improvements that would help all with property values and appeal of any neighborhood. Tu comprende Diez? (Oh yeah, sorry.) Tu comprende Dee Ess? Or are you descriminatory? Have a good evening.

    Comment by neighborhood resident wanting upgrade — March 7, 2008 @ 11:01PM

  11. Hello there Dee Ess, please read the comments as well written by Mystique and tell us what you think. And no, I don't live in the Park Cities. I am just using this area and its developments as an example to go by, just as I stated it was on earlier comments you can read. Tu comprende Deiz? But I also stated uptown, vickery place, oaklawn, turtle creek, etc. Could you not read that? I live on the M Streets, stated as well if you can read. But oh yes and I apoligize, I still drive a mercedes that I earned and bought years ago. Therefore, I don't think you can hold that against me and other neighbors in my area. I also told you earlier I used to live at the Village years ago. It is great over there. Always has been and always will be. But like most logical individuals and people within your area or any neighborhood would beleive, it would be even better with an upgrade of the neighborhood around it. This is because these are its main surroundings. This is because most everyone would think of the value, safety, and appeal to others as well. Once again Dee Ess, read the earlier comments by Mystique and remember that I am talking about developments in Dallas. The only reason I mentioned the Cresent and Park Plaza is because of the single family homes that surround them just like the other areas I mentioned that are located in Dallas as well. I just used those as an example for you. But I guess you feel descriminated against because you don't live there. I don't live in that neighborhood either, but just out of plain consciousness, wouldn't you say that it is a very nice area on the border with Oak Lawn as well? Once again, read comments by Mystique. And no, I don't live in the Park Cities. But I do support the improvements that would help all with property values and appeal of any neighborhood. Tu comprende Diez? (Oh yeah, sorry.) Tu comprende Dee Ess? Or are you descriminatory? Have a good evening.

    Comment by neighborhood resident wanting upgrade — March 7, 2008 @ 11:01PM

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