The City Plan Commission is set to vote on a rezoning case that could transform Pepper Square, a shopping center in Far North Dallas, into a mixed-use development with nearly 1,000 apartments. Developer Henry S. Miller has submitted updated plans that now include a maximum of 984 units, with 116 designated for retirement housing and another 116 for mixed-income residents. Additionally, 35,000 square feet of the project must be reserved for retail or personal service businesses.
City staff has recommended approval of the project subject to a conceptual plan, a development plan, and other conditions. Votes on the project were postponed in June and July as the developer refined the proposal, which originally sought zoning for up to 1,550 units.
Efforts to rezone the shopping center began in 2022, sparking opposition from residents in the area. A survey conducted by the Pepper Square Neighborhood Coalition revealed that 91% of respondents from nearby homeowners associations found a development with 400 or more apartments to be unacceptable. However, District 11 Councilwoman Jaynie Schultz, supportive residents, and project stakeholders have questioned the validity of the survey results.
Concerns raised by opponents of the project include worries about additional apartment projects and increased traffic near Preston and Beltline roads. Despite these concerns, transportation experts have indicated that traffic simulations show only a slight increase in traffic if all planned apartments in the area are constructed. A traffic analysis submitted by project consultant Masterplan in March suggested that the development could be integrated into the roadway with recommended improvements near Pepper Square.
Some residents, like Sean Jensen, president of the Prestonwood Trail Neighborhood Association, are optimistic about the redevelopment plan. Jensen believes that the combined apartment and retail space could revitalize Far North Dallas and potentially connect city trails.
The outcome of Thursday’s meeting will be closely watched, with a public meeting scheduled to begin at 9 a.m. The board is expected to address the matter later in the afternoon. Stay tuned for updates on this developing story.