Multifamily / Dallas, Texas
The services of DeShazo Group, Inc., were retained by Attorney Roger Albright on behalf of Lincoln Property Company to conduct a traffic impact analysis for a proposed planned residential development in The Village in Dallas, Texas. The Village, located within two blocks of North Central Expressway and five miles north of Downtown Dallas, was started over 40 years ago as a development of 17 distinct apartment communities bounded by Northwest Highway to the north, Skillman Avenue to the east, Lovers Lane to the south, and Greenville Avenue to the west. This development covers over 335 acres, currently contains 7,263 apartments and is home to approximately 10,000 residents. It is the prime apartment location for people who work in the Central Business District, Preston Center, or the office corridors of North Central Expressway and LBJ Freeway. The location is also within driving minutes of the major employment centers of Baylor Medical Center and the Presbyterian Medical Complex.
The Village was applying for a zoning change to "Planned Development" with a goal to establish a planned residential/mixed-use site that follows the ‘new urban’ development model while providing the flexibility necessary to respond to actual market demands. The study examined the potential traffic generated by the proposed development plan and determined the general availability of access and roadway capacity available to serve it.
No increase in the allowed number of residential units, the cumulative residential densities or the commercial square footage was requested. Instead, the applicant proposed to provide a mix of residential units ranging from garden apartments to mid-rise towers with community-service commercial uses interspersed throughout. The size and type of commercial uses and the residential densities and heights would be restricted by maximums allowed in each category. By minimizing surface parking and increasing clustering of residential units, the overall green space would be increased. The existing disconnected green space areas would be combined into a more unified, useful and appealing series of open green spaces. The allowable commercial uses could be disbursed throughout The Village to create neighborhood service areas for uses such as dry cleaners, coffee shops, juice bars, etc.
Phasing for this degree of development is difficult to precisely determine because it will be driven by market forces that constantly fluctuate. Generally, however, the entire buildout is expected to occur over a period of at least twenty years.
Based upon its study results, DeShazo recommended the following improvements.