HONORABLE MAYOR & CITY COUNCIL WEDNESDAY, MAY 24, 2023

ACM: Majed Al-Ghafry

FILE NUMBER: Z212-185(OA/JM) DATE FILED: February 10, 2022

LOCATION: On the north side of Vantage Point, west of Greenville Avenue

COUNCIL DISTRICT: 10

SIZE OF REQUEST: ± 2.881 CENSUS TRACT: 78.04

REPRESENTATIVE: Rob Baldwin, Baldwin Associates

APPLICANT/ OWNER: 9835 Vantage Dallas TX Hotel, LLC

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

zoned an MC-4 Multiple Commercial District.

SUMMARY: The purpose of the request is to allow for a multifamily

development on the site

CPC RECOMMENDATION: Approval.

STAFF RECOMMENDATION: Approval.

1
Z212-185(OA/JM)

BACKGROUND INFORMATION:

• The subject site is approximately 2.881 acres in size with a hotel as the current
use. According to a city records the hotel has a total of 136 rooms in 70,828 square
feet of floor area.

• The site is currently zoned an MC-4 Multiple Commercial District which does not
allow the multifamily use. The applicant proposes the adaptive reuse of the existing
hotel building into a multifamily complex.

• The proposed MU-3(A) Mixed Use District would allow for the multifamily use.

Zoning History: There have been two zoning cases in the area in the past five years.

1. Z201-247: On Wednesday, January 12, 2022, the City Council approved your
application and an ordinance granting a CR Community Retail District on property
zoned Tract 3 within Planned Development District No. 44, on the south side of
Greenville Avenue, east of Lyndon B. Johnson Freeway.

2. Z201-280: On Thursday, September 23, 2021, the City Plan Commission

recommended denial without prejudice of your application for a MU-2 Mixed Use
District located at the southwest corner of Greenville Avenue and Markville Drive.

Thoroughfares/Streets:

Thoroughfare/Street Type Existing ROW

Vantage Point Local 100’

LBJ Expressway Expressway 500’

Traffic:

The Transportation Development Services Division of the Transportation Department has

reviewed the request and determined that it will not significantly impact the surrounding
roadway system.

2
Z212-185(OA/JM)

STAFF ANALYSIS:

Comprehensive Plan:

The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006,
outlining several goals and policies which serve as a framework for assisting in evaluating
the applicant’s request. The request complies with the following land use goals and
policies of the Comprehensive Plan:

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 1.3.1 Create housing opportunities throughout Dallas.

NEIGHBORHOOD PLUS

GOAL 6.0 Enhance rental housing options

Land Use:

Zoning Land Use

Site MC-4 Multiple Commercial District Motel

North LO-2 Limited Office District Offices and LBJ Expressway

East MC-4 Multiple Commercial District Restaurants uses

South MU-3 Multifamily uses

West PD No. 510 Multifamily uses

Land Use Compatibility:

The applicant is seeking approval for the rezoning of a 2.881-acre-site developed with a
hotel from an MC-4 Multiple Commercial District to an MU-3 Mixed Use District to permit
the adaptive reuse of the existing three-story, 70,828-square-foot hotel comprised of three
structures. The surrounding land uses consist of restaurants uses and retail uses to the
east, medium density apartment complexes to the west and south, and the LBJ
Expressway to the north.

3
Z212-185(OA/JM)

The site is adjacent to a mix of high density multifamily, commercial, and office zoning
districts. Additionally, the property is adjacent to the LBJ Expressway to the north, a major
thoroughfare road, and Vantage Point, a designated local street, to the south. The site
has the LBJ / Central Station DART Transit Center located 1,200 feet southwest of the
site. The mix of districts, uses, and transportation infrastructure are conducive to the
proposed high density multifamily use for this site. Furthermore, staff believes the
multifamily use is suitable and compatible with the existing multifamily, office, and
commercial uses in the vicinity. The proposed MU-3 Mixed Use District complements
these intense uses and will appropriately add needed housing supply to the city, while
providing flexibility to allow a residential component/use with the new district. The
applicant advised staff that the proposed development consist in repurposing of an
existing three-story, 136-room hotel structure into an undisclosed number of apartments.

Use Comparison Table:

Following is a comparison table showing differences in the permitted uses between the
existing and proposed zoning districts.
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

Existing Proposed
MC-4 MU-3

Use

AGRICULTURAL USES
Animal production
Commercial stable
Crop production • •
Private stable
COMMERCIAL AND BUSINESS SERVICE USES
Building repair and maintenance shop
Bus or rail transit vehicle maintenance or storage facility
Catering service • •
Commercial cleaning or laundry plant
Custom business services • •
Custom woodworking, furniture construction, or repair
Electronics service center • •
Job or lithographic printing

4
Z212-185(OA/JM)

Existing Proposed
MC-4 MU-3

Use

Labor hall • S
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
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 • •
Church • •
College, university, or seminary • •
Community service center • S
Convalescent and nursing homes, hospice care, and related
R
institutions
Convent or monastery • •
Foster home •
Halfway house S
Hospital • S
Library, art gallery, or museum • S
Public or private school • R
LODGING USES
Extended stay hotel or motel • S

5
Z212-185(OA/JM)

Existing Proposed
MC-4 MU-3

Use

Hotel or motel • R
Lodging or boarding house
Overnight general-purpose shelter • •
MISCELLANEOUS USES
Carnival or circus (temporary) • •
Attached non-premise sign S S
Placement of fill material
Temporary construction or sales office • •
OFFICE USES
Alternative financial establishment S S
Financial institution without drive-in window • •
Financial institution with drive-in window D 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 •
Residential hotel •
Retirement housing •
Single family
RETAIL AND PERSONAL SERVICE USES
Alcoholic beverage establishments • •
Ambulance service R
Animal shelter or clinic without outside runs R •
Animal shelter or clinic with outside runs R
Auto service center R •
Business school • •
Car wash R •
Commercial amusement (inside) S •/ S
Commercial amusement (outside) S •/ S

6
Z212-185(OA/JM)

Existing Proposed
MC-4 MU-3

Use

Commercial motor vehicle parking

Commercial parking lot or garage R R
Convenience store with drive-through S S
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
Home improvement center, lumber, brick or building materials
sales yard
Household equipment and appliance repair • •
Liquor store • •
Mortuary Funeral home, or commercial wedding chapel • •
Motor vehicle fueling station • •
Nursery, garden shop, or plant sales • S
Outside sales
Paraphernalia shop S
Pawn shop
Personal service use • •
Restaurant without drive-in or drive-through service R R
Restaurant with drive-in or drive-through service D D
Surface parking
Swap or buy shop S 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 S
Helistop S S
Private street or alley
Railroad passenger station S S
Railroad yard, roundhouse, or shops
STOL (short take off or landing port)
Transit passenger shelter • •
Transit passenger station or transfer center S S

7
Z212-185(OA/JM)

Existing Proposed
MC-4 MU-3

Use

UTILITY AND PUBLIC SERVICE USES

Commercial radio or television transmitting station • •
Electrical generating plant
Electrical substation • S
Local utilities S S
Police or fire station • •
Post office • •
Radio, television, or microwave tower S S
Refuse transfer station
Sanitary landfill
Sewage treatment plant
Tower/antenna for cellular communication • •
Utility or government installation other than listed • S
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 • •
Recycling drop-off for special occasion collection • •
Sand, gravel, or earth sales and storage
Trade center •
Vehicle storage lot
Warehouse

8
Z212-185(OA/JM)

Development Standards:

Lot
Special
District Setbacks Height Coverage/ Primary Uses
Standards
Density
Front Side/Rear
15’
(blockface
continuity 20’ for
RPS
Existing: applies) Residential 45%
135’ over 26 feet Multiple commercial
MC-4 20’ for Districts none
in height
structures 0’ Others
over 45’
in height
15’
(blockface RPS Mixed-use including
20’ for
continuity over 26 feet residential.
Residential 80%
Proposed: applies) in height for
Districts 270’ none
MU-3 20’ for R, R(A), D,
.
structures D(A), TH or
10’ Others
over 45’ in TH (A)
height

The permitted lot coverage will increase from 45 percent to 80 percent and the existing
15-foot setback would be maintained. The maximum allowable height will increase from
135 to 270 feet. However, the existing hotel structure is three stories-in-height. The
applicant advised that there are no plans to increase the height of the existing three-story
hotel structure; however, consideration of the increased development rights was found
appropriate by staff. The property has MU-3 District adjacent to the west and south, the
freeway to the north, and MC-4 contiguous to the east with MU-3 farther east. Therefore,
staff does not have concerns about the height since much of the surrounding zoning
allows a height of 270 feet and there are no adjacent R, R(A), D, D(A), TH or TH (A)
zoning districts. The surrounding mix of uses containing higher density in the retail, office,
and multifamily districts ensures the proposed increases in development rights is suitable
for the area.

Parking:
Parking will be in accordance with the parking regulations of Chapter 51A. For a
multifamily use, one parking space will be required 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. No
additional parking is required for accessory uses that are limited principally to residents.

9
Z212-185(OA/JM)

Landscaping:
Landscaping will be in accordance with the landscape regulations of Article X, as
amended.

Market Value Analysis

Market Value Analysis (MVA), is a tool to aid residents and policymakers 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 target intervention strategies more precisely 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 strengths or weaknesses. As
illustrated in the attached MVA map, the colors range from purple representing the
strongest markets to orange, representing the weakest markets. The area of request is
not within an identifiable MVA Category; however, it is in proximity to an “E” MVA Cluster
to the west and south of the proposed site.

10
Z212-185(OA/JM)

CPC ACTION
June 16, 2022

Motion: It was moved to recommend approval of an MU-3 Mixed Use District

on property zoned MC-4 Multiple Commercial District, on the north side of
Vantage Point, west of Greenville Avenue.

Maker: Housewright
Second: Anderson
Result: Carried: 13 to 0

For: 13 - Popken, Hampton, Anderson, Shidid,

Carpenter, Blair, Jung, Housewright, Gibson,
Haqq, Stanard, Kingston, Rubin

Against: 0
Absent: 1 - Vann
Vacancy: 1 - District 3

Notices: Area: 300 Mailed: 8

Replies: For: 0 Against: 1

Speakers: For: Rob Baldwin, 3904 Elm St., Dallas, TX, 75226
Against: None

11
Z212-185(OA/JM)

List of Officers

9835 Vantage Dallas TX Hotel, LLC

TWC-CFIC 2017 LLC
Alan Kanders, Managing Member
Raviraj Dave, Managing Director
Michael Mao, Managing Director

12
Z212-185(OA/JM)

Bank / gas
station

Condominiums

office

Apartments

13
Z212-185(OA/JM)

14
Z212-185(OA/JM)

Offices and LBJ

Expwy

Multifamily

Restaurant
and Retail

Multifamily

15
Z212-185(OA/JM)

16
Z212-185(OA/JM)

17
Z212-185(OA/JM)

18
Z212-185(OA/JM)

06/15/2022

Reply List of Property Owners

Z212-185
8 Property Owners Notified 0 Property Owners in Favor 1 Property Owners Opposed

Reply Label # Address Owner

1 9019 VANTAGE POINT DR 9835 VANTAGE DALLAS TX HOTEL
2 12705 GREENVILLE AVE NORTHSTAR CEMETERY SERVICES OF
3 12705 GREENVILLE AVE NORTHSTAR CEMETERY SERVICES
4 12700 GREENVILLE AVE RESTLAND MEMORIAL PARK
5 9049 VANTAGE POINT DR NEW PRIVATE RESTAURANT PPTIES LLC
X 6 9039 VANTAGE POINT DR DUCKWIN LLC
7 8997 VANTAGE POINT DR LBJ STATION LTD
8 9000 VANTAGE POINT DR BEL VANTAGE POINT LLC

19