CITY PLAN COMMISSION THURSDAY, NOVEMBER 21, 2024

Planner: Liliana Garza

FILE NUMBER: Z234-144(LG) DATE FILED: December 13, 2023

LOCATION: East side of South R. L. Thornton Freeway, south of East

Overton Road

COUNCIL DISTRICT: 4

SIZE OF REQUEST: Approx. 20.9148 acres CENSUS TRACT: 48113005902

REPRESENTATIVE: Suzan Kedron, Jackson Walker L.L.P

OWNER/APPLICANT: Jobar Development Corporation

REQUEST: An application for an MU-3 Mixed Use District on property

zoned Planned Development District No. 69.

SUMMARY: The purpose of the request is to allow a mixed-use

development.

STAFF RECOMMENDATION: Approval.

PRIOR CPC ACTION: On October 10, 2024, the City Plan Commission held
this item under advisement to November 7, 2024. On
November 7, 2024, the City Plan Commission held this
item under advisement to November 21, 2024.

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BACKGROUND INFORMATION:

• The area of request is currently undeveloped and is within Planned Development

District No. 69, which was approved by City Council on October 21, 1974.

• Under Planned Development District No. 69, uses are limited to multiple-family uses,
a maximum of 740 dwelling units, and a day care center not to exceed 2,500 square
feet in floor area.

• The applicant is proposing to develop the site with a mixed-use development;

therefore, they are proposing an MU-3 Mixed Use District.

• Since the previous hearing, the applicant has volunteered deed restrictions that would
restrict or prohibit certain uses, restrict dwelling unit density, restrict maximum
structure height, and prohibit vehicular access on Sun Valley Drive.

• All changes made to the report since the previous hearing have been highlighted in
yellow.

Zoning History:

There have been no zoning cases in the area in the last five years.

Thoroughfares/Streets:

Thoroughfare/Street Type Existing/Proposed ROW

South R L Thorton Freeway Highway --

Traffic:

The Transportation Development Services Division of the Planning and Development

Department, in coordination with the Transportation Department, has reviewed the
request and determined that it will not significantly impact the surrounding roadway
system.

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STAFF ANALYSIS:

Comprehensive Plan:

The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006
outlining several goals and policies which can serve as a framework for assisting in
evaluating the applicant’s request.

The request is consistent with the following land use goals and policies of the
Comprehensive Plan:

LAND USE ELEMENT

GOAL 1.1 ALIGN LAND USE STRATEGIES WITH ECONOMIC DEVELOPMENT

PRIORITIES

Policy 1.1.5 Strengthen existing neighborhoods and promote

neighborhoods’ unique characteristics. Acknowledge the importance of
neighborhoods to the city’s long-term health and vitality.

GOAL 1.3 PROVIDE EQUITABLE OPPORTUNITIES FOR DALLAS RESIDENTS

Policy 1.3.3 Create housing opportunities throughout Dallas.

ECONOMIC ELEMENT

GOAL 2.1 PROMOTE BALANCED GROWTH

Policy 2.1.1 Ensure that zoning is flexible enough to respond to changing

economic conditions.

GOAL 2.5 FOSTER A CITY OF GREAT NEIGHBORHOODS

Policy 2.5.1 Promote strong and distinctive neighborhoods to enhance

Dallas’ quality of life.

URBAN DESIGN ELEMENT

GOAL 5.1 PROMOTE A SENSE OF PLACE, SAFETY, AND WALKABILITY

Policy 5.1.3 Encourage complementary building height, scale, design,

and character.

NEIGHBORHOOD PLUS

GOAL 4 ATTRACT AND RETAIN THE MIDDLE CLASS

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Policy 4.1 Promote Dallas as a city of neighborhoods and publicize

neighborhood assets and programs.

Policy 4.3 Enhance neighborhood desirability by improving infrastructure,

housing stock, recreation, and safety.

Land Use:

Zoning Land Use

Site PD No. 69 Undeveloped

North PD No. 69 & PD. No. 838 Multifamily, public or private school

East R-7.5(A) Single family Single family

South R-7.5(A) Single family Single family

West PD No. 707 Multifamily

Land Use Compatibility:

The area of request is an approximately 20-acre undeveloped parcel and is currently

zoned Planned Development District No. 69. Properties to the north are developed with
multifamily and a public or private school. Properties to the east and south are developed
with single family uses under an R-7.5(A) District. To the west of the area of request is
multifamily.

The applicant proposes to develop the site with a mixed use development. The existing
zoning of PD No. 69 only allows multifamily and daycare use; therefore, the applicant is
requesting an MU-3 Mixed Use District.

Staff supports the request because it will allow the applicant’s proposed use of the site
while ensuring that development will be compatible in scale and intensity of use with the
adjacent residential uses.

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Development Standards

Following is a comparison of the development standards of the current Planned

Development District No. 69, the proposed MU-3 District, and the proposed MU-3 District
with deed restrictions volunteered by the applicant.

Setback Special Primary

District Density Height Lot Cvrg.
Front Side/Rear Standards Use
0 ft. SF
Duplex:
Side: 5 ft. 60% Res. Multiple-
Existing: 24 ft.
15 ft. Rear: 10 ft. Max. 740 du 25% family, day
PD 69 2 stories
Other: Nonres. care center
Side: 10 ft.
Rear: 15 ft.
Proximity Office,
No max du slope, tower retail &
density spacing, U- personal
20 ft. adj. to
Proposed: 15 ft. 3.2 FAR base 270 ft. form setback, service,
Res. 80%
MU-3 20 ft. UF 4.0 FAR max 20 stories development lodging,
Other: No min.
+ bonus for bonuses residential,
res trade
center

Proposed:
MU-3 100 du/ac 150 ft. See DRs
w/DRs

Residential proximity slope would limit height on portions of the site to 26 feet from the
property line on the east and south since the adjacent properties are residential.

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Land Use Comparison

LEGEND
Use prohibited
• Use permitted by right
S Use permitted by Specific Use Permit
D Use permitted subject to Development Impact Review
R Use permitted subject to Residential Adjacency Review
 Consult the use regulations in Section 51A-4.200 or deed restrictions

Existing Proposed

Use PD 69 MU-3 w/DRs

AGRICULTURAL USES
Animal production
Commercial stable
Crop production
Private stable
COMMERCIAL AND BUSINES
SERVICE USES
Building repair and maintenance shop
Bus or rail transit vehicle maintenance or
storage facility
Catering service •
Commercial bus station and terminal
Commercial cleaning or laundry plant
Custom business services •
Custom woodworking, furniture
construction, or repair
Electronics service center •
Job or lithographic printing
Labor hall
Machine or welding shop
Machinery, heavy equipment, or truck
sales and services
Medical or scientific laboratory •
Technical school
Tool or equipment rental
Vehicle or engine repair or maintenance
INDUSTRIAL USES
Alcoholic beverage manufacturing
Gas drilling and production S
Gas pipeline compressor station

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Existing Proposed

Use PD 69 MU-3 w/DRs

Industrial (inside)
Industrial (inside) for light manufacturing
Industrial (outside)
Medical/infectious waste incinerator
Metal salvage facility
Mining
Municipal waste incinerator
Organic compost recycling facility
Outside salvage or reclamation
Pathological waste incinerator
Temporary concrete or asphalt batching

plant
INSTITUTIONAL AND COMMUNITY
SERVICE USES
Adult day care facility •
Cemetery or mausoleum S
Child-care facility • Max. 2,500 sq. •
ft. in floor area
Church •
College, university, or seminary •
Community service center S
Convalescent and nursing homes, RS
hospice care, and related institutions
Convent or monastery
Foster home
Halfway house S
Hospital R
Library, art gallery, or museum •
Open-enrollment charter school or private S
school
Public school other than an open- R
enrollment charter school
LODGING USES
Extended stay hotel or motel S
Hotel or motel R
Lodging or boarding house
Overnight general purpose shelter 
Short-term rental lodging
MISCELLANOUS USES
Attached non-premise sign. S

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Existing Proposed

Use PD 69 MU-3 w/DRs

Carnival or circus (temporary) 
Hazardous waste management facility
Temporary construction or sales office •
OFFICE USES
Alternative financial establishment S
Financial institution without drive-in •
window
Financial institution with drive-in window D
Medical clinic or ambulatory surgical •
center
Office •
RECREATION USES
Country club with private membership
Private recreation center, club, or area •
Public park, playground, or golf course •
RESIDENTIAL USES
College dormitory, fraternity, or sorority
house
Duplex •
Group residential facility 
Handicapped group dwelling unit
Manufactured home park, manufactured
home subdivision, or campground
Multifamily • Max. of 740 du •
Residential hotel • S
Retirement housing •
Single family
RETAIL AND PERSONAL SERVICE
USES
Alcoholic beverage establishments.  S
Ambulance service
Animal shelter or clinic without outside R
runs
Animal shelter or clinic with outside runs
Auto service center R
Business school •
Car wash R
Commercial amusement (inside) S, 
Commercial amusement (outside) S
Commercial motor vehicle parking

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Existing Proposed

Use PD 69 MU-3 w/DRs

Commercial parking lot or garage R
Convenience store with drive-through S
Drive-In theater
Dry cleaning or laundry store •
Furniture store •
General merchandise or food store 3,500 •
square feet or less
General merchandise or food store •
greater than 3,500 square feet
General merchandise or food store S
100,000 square feet or more
Home improvement center, lumber, brick
or building materials sales yard
Household equipment and appliance
repair
Liquefied natural gas fueling station
Liquor store
Mortuary, funeral home, or commercial
wedding chapel
Motor vehicle fueling station 
Nursery, garden shop, or plant sales •
Outside sales
Paraphernalia shop S
Pawn shop
Personal service use •
Restaurant without drive-in or drive- R
through service
Restaurant with drive-in or drive-through D
service
Surface parking
Swap or buy shop S
Taxidermist
Temporary retail use •
Theater •
Truck stop
Vehicle display, sales, and service
TRANSPORTATION USES
Airport or landing field
Commercial bus station and terminal
Heliport S

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Existing Proposed

Use PD 69 MU-3 w/DRs

Helistop S
Private street or alley
Railroad passenger station S
Railroad yard, roundhouse, or shops
STOL (short take-off or landing port)
Transit passenger shelter
Transit passenger station or transfer S, 
center
UTILITY AND PUBLIC SERVICE USES
Commercial radio or television
transmitting station
Electrical generating plant
Electrical substation
Local utilities S,R,
Police or fire station •
Post office •
Radio, television, or microwave tower S
Refuse transfer station
Sanitary landfill
Sewage treatment plant
Tower/antenna for cellular

communication
Utility or government installation other
S
than listed
Water treatment plant
WHOLESALE, DISTRIBUTION, AND
STORAGE USES
Auto auction
Building mover's temporary storage yard
Contractor's maintenance yard
Freight terminal
Livestock auction pens or sheds
Manufactured building sales lot
Mini-warehouse S
Office showroom/warehouse 
Outside storage
Petroleum product storage and wholesale
Recycling buy-back center 
Recycling collection center 
Recycling drop-off container 

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Z234-144(LG)

Existing Proposed

Use PD 69 MU-3 w/DRs

Recycling drop-off for special occasion

collection
Sand, gravel, or earth sales and storage
Trade center
Vehicle storage lot
Warehouse

Landscaping:

Landscaping must be provided in accordance with the landscaping requirements of Article

X, as amended.

Parking:

Off-street parking must be provided pursuant to the Dallas Development Code, as

amended. The off-street parking requirement for a multifamily use is one space per
bedroom with a minimum of one space per dwelling unit. An additional one-quarter space
per dwelling unit must be provided for guest parking if the required parking is restricted to
resident parking only. Should the applicant include a mixed income housing component,
this requirement would be reduced to one-half space per unit. The off-street parking for
retirement housing is one space per dwelling unit or suite. The off-street parking for office
is one space per 333 square feet of floor area. The off-street parking requirements for
retail and personal services uses are variable but range from one space per 100 square
feet of floor area to 300 square feet of floor area.

Market Value Analysis:

Market Value Analysis (MVA), is a tool to aid residents and policy-makers in

understanding the elements of their local residential real estate markets. It is an objective,
data-driven tool built on local administrative data and validated with local experts. The
analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials
and private actors can use the MVA to more precisely target intervention strategies in
weak markets and support sustainable growth in stronger markets. The MVA identifies
nine market types (A through I) on a spectrum of residential market strength or weakness.
As illustrated in the attached MVA map, the colors range from purple representing the
strongest markets (A through C) to orange, representing the weakest markets (G through
I). The area of request is currently within an “I” MVA area.

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List of Officers
Jobar Development Corporation

Bart Plaskoff – President/CEO

John Walker – CFO/Treasurer/Secretary

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APPLICANT’S VOLUNTEERED DEED RESTRICTIONS

The Owner does hereby impress all of the Property with the following deed restrictions
(“restrictions”), to wit:

(1) The following uses are permitted by SUP only:

-- Alcoholic beverage establishments.

-- Convalescent and nursing homes, hospice care, and related institutions.
-- Residential hotel.

(2) The following uses are prohibited:

(a) Agricultural uses.

-- Crop production.

(b) Commercial and business service uses.

-- Labor hall.
-- Tool or equipment rental.

(c) Industrial uses.

-- Gas drilling and production.

-- Temporary concrete or asphalt batching plant.

(d) Institutional and community service uses.

-- Cemetery or mausoleum.
-- Convent or monastery.
-- Foster home.
-- Halfway house.
-- Open-enrollment charter school or private school.
-- Public school other than an open-enrollment charter school.

(e) Lodging uses.

-- Extended stay hotel or motel.

-- Overnight general purpose shelter.
-- Short-term rental lodging.

(f) Miscellaneous uses.

-- Carnival or circus (temporary).

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(g) Office uses.

-- Alternative financial establishment.

(h) Recreation uses.

-- Country club with private membership.

(i) Residential uses.

-- College dormitory, fraternity, or sorority house.

-- Group residential facility.

(j) Retail and personal service uses.

-- Auto service center.

-- Convenience store with drive-thru.
-- Household equipment and appliance repair.
-- Liquor store.
-- Massage establishment. [MASSAGE ESTABLISHMENT and
MASSAGE mean a massage establishment or massage as defined by
Chapter 455 of the Texas Occupation Code, as amended.]
-- Mortuary, funeral home, or commercial wedding chapel.
-- Paraphernalia shop.
-- Swap or buy shops.

(k) Transportation uses.

-- Heliport.
-- Railroad passenger station.
-- Transit passenger shelter.
-- Transit passenger station or transfer center.

(l) Utility and public service uses.

-- Commercial radio or television transmitting station.

-- Electrical substation.
-- Local utilities.
-- Radio, television, or microwave tower.

(m) Wholesale, distribution, and storage uses.

-- Mini-warehouse.
-- Recycling buy-back center.
-- Recycling collection center.
-- Recycling drop-off container.

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-- Recycling drop-off for special occasion collection.

-- Trade center.

(3) A hotel or motel must:

(a) be located within a multi-story structure;

(b) have all guest rooms be accessible from an interior hallway or interior
courtyard; and

(c) provide at least two of the following amenities: swimming pool; restaurant;
fitness facility; or conference room.

(4) A car wash is limited to a tunnel unit type car wash.

(5) Motor vehicle fueling station that provides gasoline pump is only permitted in
conjunction with a general merchandise or food store greater than 3,500 square feet and/or a
general merchandise or food store 100,000 square feet or more.

(6) Maximum dwelling unit density is 100 units per acre of the Property subject to
these deed restrictions.

(7) Maximum structure height is 150 feet.

(8) Maximum floor area for an office showroom/warehouse is 25,000 square feet.

(9) Vehicular access on Sun Valley Drive is prohibited.

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Commercial, gen.
merchandise or food
store > 3,500 sq. ft.

Multifamily Public or
private school

Single family

Multifamily

Single family

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09/17/2024

Notification List of Property Owners

Z234-144
107 Property Owners Notified

Label # Address Owner

1 3900 S R L THORNTON FWY JOBAR DEVELOPMENT CORP
2 3601 S MARSALIS AVE Dallas ISD
3 4000 S R L THORNTON FWY ALI ELIZABETH C
4 100 FAIRSHOP DR ALI ELIZABETH C
5 4049 HUCKLEBERRY CIR WALTON TYEISHA
6 4043 HUCKLEBERRY CIR BRUMFIELD MARSHA M
7 4039 HUCKLEBERRY CIR CASTLE VIVIAN LUCILLE
8 4033 HUCKLEBERRY CIR SHEPARD CHRISTOPHER II
9 4027 HUCKLEBERRY CIR COLLINS WILLIE LEE
10 4023 HUCKLEBERRY CIR L L ROSE INVESTMENT
11 4017 HUCKLEBERRY CIR QURESHI FAHAD EHSAN
12 4015 HUCKLEBERRY CIR NICKEL RYAN
13 4009 HUCKLEBERRY CIR YANES JORGE OMAR
14 4005 HUCKLEBERRY CIR JONES ROSALAND JACKSON
15 4048 HUCKLEBERRY CIR ROBERTSON BRENDA S
16 4042 HUCKLEBERRY CIR LAWRENCE BEVERLY
17 4018 HUCKLEBERRY CIR HAKIM FATIMAH L
18 4010 HUCKLEBERRY CIR JMR HOMES LLC
19 4006 HUCKLEBERRY CIR SMITH DEBRA A &
20 4011 SUNVALLEY DR Taxpayer at
21 4015 SUNVALLEY DR ELLISON TOMMIE LOUISE
22 4016 FEATHERSTONE DR ZAMORA MOISES &
23 4010 FEATHERSTONE DR HENDERSON NAOMI
24 4006 FEATHERSTONE DR THOMAS CLEO
25 3938 SUNVALLEY DR STAPLES DARLENE
26 3942 SUNVALLEY DR STURGES MARINE

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09/17/2024

Label # Address Owner

27 3946 SUNVALLEY DR MATHIS MABLE MARIE
28 4002 SUNVALLEY DR THOMPSON JOHNNIE
29 4006 SUNVALLEY DR SUJAKUMAR RAVISHANKER V
30 4010 SUNVALLEY DR JOHNSON DOROTHY L
31 4014 SUNVALLEY DR THOMPSON SHARLOYN REED
32 4019 WIND RIVER DR DFW LIFESTYLE REALTY LLC
33 4015 WIND RIVER DR Taxpayer at
34 4011 WIND RIVER DR POSADA J RAQUEL & PASIANA F
35 4007 WIND RIVER DR MARTINEZ CARMEN PERALTA
36 4003 WIND RIVER DR BENITEZ JORGE LUIS JR
37 303 FORDHAM RD BENITEZ JORGE
38 307 FORDHAM RD SANCHEZ OSMAR MORALES &
39 311 FORDHAM RD GREEN INEZ RUTH
40 315 FORDHAM RD GARCIA GUSTAVO &
41 319 FORDHAM RD ORTIZ EDGAR & CHASTITY
42 323 FORDHAM RD DIXON WILLIE C
43 327 FORDHAM RD Taxpayer at
44 333 FORDHAM RD COLEMAN THELMA L
45 403 FORDHAM RD JOHNSON BLENDEN JR
46 409 FORDHAM RD AUSTIN JACKIE
47 4034 WIND RIVER DR DUARTE OSCAR
48 4030 WIND RIVER DR RICKS DENNIS L JR &
49 4024 WIND RIVER DR RIVERA EMELIA E
50 4016 WIND RIVER DR MILAN BUILDERS LLC
51 310 FORDHAM RD FREDERICK MARIE
52 318 FORDHAM RD REVEST PROPERTIES
53 324 FORDHAM RD CURTIS VICKEY GAIL
54 330 FORDHAM RD OATS CAROLYN
55 4007 FEATHERSTONE DR REYNEL JESUS
56 4011 FEATHERSTONE DR DAVIS CARNELLA
57 4017 FEATHERSTONE DR PAYNE JIMMIE H &

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09/17/2024

Label # Address Owner

58 3804 VANETTE LN WEST LETHA
59 3810 VANETTE LN DIADEM INVESTMENTS LLC
60 3816 VANETTE LN MCDONALD MYRTLE JEAN EST
61 3820 VANETTE LN GREEN CHARLOTTE E
62 3824 VANETTE LN Taxpayer at
63 3830 VANETTE LN SEGOVIANO JUANITA CRYSTAL
64 3834 VANETTE LN POSADALEON J RAQUEL &
65 3902 VANETTE LN MARTINEZ PAOLA
66 3906 VANETTE LN CABRERA JOSE & MARIA DEJESUS
67 3910 VANETTE LN THOMAS JOYCE S
68 3916 VANETTE LN MARCH JEWEL D
69 3920 VANETTE LN WILSON PERRY
70 3924 VANETTE LN MCGEE IMOJEAN
71 3928 VANETTE LN MOTT VERA JOYCE
72 3929 SUMMIT RIDGE DR SMITH ROBERT &
73 3925 SUMMIT RIDGE DR ROLLINS DERRELL D &
74 3921 SUMMIT RIDGE DR SMITH LEE ELLA
75 3917 SUMMIT RIDGE DR HODGE ELMA J & JOSEPH R
76 3911 SUMMIT RIDGE DR ROBERTS KETRAL
77 3907 SUMMIT RIDGE DR SNOWDEN CHARLES F
78 3903 SUMMIT RIDGE DR COLE CURTIS ONEAL ESTATE OF
79 3835 SUMMIT RIDGE DR MARTINEZ RICARDO RAMIREZ &
80 3831 SUMMIT RIDGE DR ORTEGA BRIANDA DENISSE &
81 3825 SUMMIT RIDGE DR MORGAN KEITH
82 3821 SUMMIT RIDGE DR BROWN LARRY & ZENOBIA
83 3817 SUMMIT RIDGE DR LUCKEY BOBBIE JEAN
84 3811 SUMMIT RIDGE DR BONNER MARGIE FAYE
85 3805 SUMMIT RIDGE DR JORDAN SYLVIA &
86 3805 VANETTE LN LONG BESSIE RICHARDSON
87 3811 VANETTE LN PINE GROVE RESIDENTIAL
88 3817 VANETTE LN JUSTIN STATE PROPERTIES LLC

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09/17/2024

Label # Address Owner

89 3821 VANETTE LN Taxpayer at
90 3825 VANETTE LN JOHNSON STEPHANIE
91 3831 VANETTE LN RFD ROOFING & CONSTRUCTION LLC
92 3835 VANETTE LN MITCHELL VIRGINIA RUTH
93 3903 VANETTE LN SMITH JENNIFER YVONNE L
94 3907 VANETTE LN CROWE PATRICIA G
95 3911 VANETTE LN VARGAS MIGUEL
96 3917 VANETTE LN MATA JUAN R LUNA &
97 3921 VANETTE LN POSADA RAQUEL J & PASIANA F
98 3925 VANETTE LN TOLOR JANICE
99 3929 VANETTE LN LACY MYRTIS M
100 4004 VANETTE LN JENKINS LATOYA
101 4008 VANETTE LN PADRON MACARIO &
102 4003 VANETTE LN PEREZ DIANA
103 4009 VANETTE LN LIDIA PACHECO &
104 4015 VANETTE LN BELL MARGARET ANN LIFE ESTATE
105 3715 S R L THORNTON FWY TIME WARNER CABLE OF DLS
106 5151 VILLAGE FAIR DR CHICORY CT MADISON III LP
107 220 E OVERTON RD 220 OVERTON APTS DALLAS LLC

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