[{"_1":2,"_108":-5,"_109":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,98],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6671820,"mediaKeyId","2146481-bd20409470a0cfdec74ad9ea7e144316","parentId",2146481,"title","CPC weighs 7‑Eleven liquor renewals, approves one with no automatic renewals and defers another for neighborhood talks","audioSeconds",5050,"startMs",3600000,"endMs",8650000,"viewUrl","/Search/View?dp=1&key=2146481-bd20409470a0cfdec74ad9ea7e144316&start=3600&end=8650","thumbnailUrl","https://assets.pipeline.soar.com/2146481-bd20409470a0cfdec74ad9ea7e144316/thumbnail_3600000.jpg","articleUrl","/articles/6671820/Dallas/Dallas-County/Texas/CPC-weighs-7Eleven-liquor-renewals-approves-one-with-no-automatic-renewals-and-defers-another-for-neighborhood-talks","mediaUrl","https://secure.pipeline.soar.com/6671820-3b186ccd80c04d7214e48d7e6d86a3f6/orig.mp4?Expires=1771003160&Signature=Afw7x3hMed5fxTF5fxtdZLGVi00iMw1fyTc0trVy5phcYNv2UMLUUSyOf9ujphVteHEzQBvzzY~PKEDYD1gIRWO8KKaiP5uNxCsKY5XzupQiIsVD1esptwOjhM3SAKOH30kj5ca2UMB3jdy4o4dS4zBzqbbXxrgzB01vnnfSMHjp8WqBDg9XekkS4SvvH6UYRk97-tIdVIl~nUFlogLKkxSL9jtCWc7todVpbHUm0u9hDBtc3bEty6kFwjEukJgJ08nsmYSq~Ox800~jrKHXV2qqsQjar48-GglQWQH8KzOngPvJh9syvY4J5Ef6TtG7UhXMX5k~endW03gcIm-gng__&Key-Pair-Id=KUT5TJCACFTXG","author","Dallas","date","2025-01-23T00:00:00Z","article","Dallas City Planning Commissioners on Jan. 23 considered several specific‑use permit renewals for convenience stores selling alcoholic beverages and took mixed actions after staff briefings and public comments.

What commissioners did
- Case Z234‑111 (South Buckner convenience store): Commissioners voted to hold the renewal under advisement until Feb. 6 so the applicant and commissioners could meet neighborhood representatives and clarify concerns about parking and other neighborhood impacts.
- Case Z234‑270 (CF Hahn / South Belt Line 7‑Eleven): Commissioners approved staff’s recommendation for renewal but amended conditions to deny eligibility for automatic renewals. The motion removed the store’s ability to apply for automatic administrative renewals and included a discussion about outreach to neighborhood groups and coordinating with police and service providers on transient‑population issues.

Why it mattered
Commissioners cited repeated concerns about parking barriers to small business openings, and several speakers and commissioners singled out the role convenience stores near freeway underpasses play in calls for police service. Commissioners pressed applicants to show they are working proactively with neighboring residents and city services on security, parking, and links to homeless‑service providers.

Next steps
- The facility on South Buckner will return Feb. 6 for further review after neighborhood outreach. The CF Hahn 7‑Eleven may operate under the renewed SUP but without administrative automatic renewal eligibility; it will have to return to CPC if the store seeks another renewal and neighborhood opposition reaches the notification threshold used by staff.

Ending
Commissioners signaled that they expect operators to work with neighbors and the city on site security and neighborhood quality-of-life issues; staff and applicants were asked to follow up with specific outreach and possible site improvements before automatic renewals are allowed in the future.","mediaType","Video","parentTitle","Dallas - City Planning Commission - Jan 23, 2025","oneSentenceSummary","Commissioners reviewed multiple specific use permit renewals for convenience stores selling alcohol and took different actions: one 7‑Eleven renewal was postponed for outreach, and another renewal was approved but with eligibility for automatic renewal removed amid neighborhood safety and transient‑population concerns.","taxTitle","Dallas, Dallas County, Texas","taxId",2781,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6671825,"Pepper Square rezoning remains unresolved after packed CPC session; commissioners postpone vote",653,7212000,7865000,"/Search/View?dp=1&key=2146481-bd20409470a0cfdec74ad9ea7e144316&start=7212&end=7865","https://assets.pipeline.soar.com/2146481-bd20409470a0cfdec74ad9ea7e144316/thumbnail_7212000.jpg","/articles/6671825/Dallas/Dallas-County/Texas/Pepper-Square-rezoning-remains-unresolved-after-packed-CPC-session-commissioners-postpone-vote","https://secure.pipeline.soar.com/6671825-1b230a1ec05fd1ad468222b2d9195924/orig.mp4?Expires=1771003160&Signature=WJl-GAffjFMsYtsnBUOYuha8aN2Rh7Vj5lvjRZmnFm9ljnwhUo~EKrgwHyvLdyQ1gL5ZY1esS8ilThjVXfMhW~o7ljwfkAzjtipzusrTz0kLgnvlTJwz6rDyTTVrF1mx4eoDrkV5EqZPMwiGw7yI08Pb1JMRl2-HKacekgabhsDsw0JyVO06493sKuwQUdPvJzrpnReeB9IqFDsGycAAlZUAT0BOG2Htes~GW1utt3KtWxFvf-oDs2lpDngFsEih9j-TsOrHHXmru~GxWL3dvrUQ0NGQT0dnW8vkN1WRq2FT2BybCUhWEEDkPUnkmsefc~St8faqUTBESu3RHmzefA__&Key-Pair-Id=KUT5TJCACFTXG","Dallas City Planning Commission members on Jan. 23 heard heavy public opposition to a large rezoning proposal at Pepper Square and agreed to keep the public hearing open and hold the case under advisement while discussions continue.

What happened
The Pepper Square rezoning (Z212‑358) generated multiple speakers and written petitions at the Jan. 23 meeting. Dozens of residents and neighborhood leaders told the commission they believe the developer’s current proposal is too tall, too dense, and inconsistent with the West Dallas area plan and neighborhood expectations. Speakers said they want a reimagined neighborhood shopping center with more retail and community‑scale development rather than dense multifamily towers.

Why it matters
The site is a high‑profile redevelopment opportunity at a major North Dallas shopping node and had already prompted months of community meetings, petitioning and litigation. Commissioners heard requests from neighborhood groups for more negotiation between the developer and surrounding neighborhoods and noted the history of earlier Council‑level remand and a temporary court order.

Commission action and next steps
After significant public comment and developer remarks, the commission voted to keep the hearing open and hold the case under advisement until the Feb. 6 CPC meeting, giving both sides additional time to negotiate. The applicant’s consultant and attorney told commissioners the remand process has been costly and urged that the case be forwarded to City Council; commissioners instead opted to allow more neighborhood‑level engagement before any final action.

Public comments and developer response
Public speakers said the current plan still contains too much residential density (earlier drafts sought significantly higher unit counts) and would leave aging retail buildings in place without an overall retail strategy. The developer and its representatives said they had made multiple concessions — reducing unit counts, adding pocket parks, and increasing ground‑floor retail opportunities — and urged that failure to move the case forward would prolong blight at the center.

Ending
The commission’s postponement keeps the door open for more negotiation and preserves the formal public‑hearing record; it also signals that commissioners expect either meaningful changes to the plan or clearer evidence that the developer has addressed neighborhood concerns before a final recommendation is forwarded to City Council.","A contentious rezoning proposal at Pepper Square drew hundreds of local opponents on Jan. 23; commissioners heard lengthy public opposition and voted to keep the hearing open and hold the matter under advisement until Feb. 6 amid requests for more neighborhood‑developer negotiation.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":91,"_47":92,"_49":93,"_51":94,"_53":95,"_55":56,"_57":58,"_59":96,"_61":62,"_63":64,"_65":97,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6671828,"Commission approves 53‑unit shared‑access townhouse PD on Ferguson Road despite neighbor concerns",0,3779000,"/Search/View?dp=1&key=2146481-bd20409470a0cfdec74ad9ea7e144316&start=3779&end=3779","https://assets.pipeline.soar.com/2146481-bd20409470a0cfdec74ad9ea7e144316/thumbnail_3779000.jpg","/articles/6671828/Dallas/Dallas-County/Texas/Commission-approves-53unit-sharedaccess-townhouse-PD-on-Ferguson-Road-despite-neighbor-concerns","https://secure.pipeline.soar.com/6671828-6852d64edca1a6bbfa8b10ec1796e88c/orig.mp4?Expires=1771003160&Signature=IiTXozQo0pZ23TLLWhWcgNx4OBtrKaBgScVIJohnYyniWBNuAvuXgHJqdLGXa2QYl9FaThFXo2yqcuT~OnqgxBap90~7xv0XLWAkeo-M8UcTTpGcwPX5DE25NXJ~BFqhVo6ueX3i1V4GyVn5d7vJrpesjASWUqtC4uGhCeSK4Gg5qPjmQWfVRxXgGZNl3ZcZqajwepHlUDnhfqjuagbEJ-45sooQtJpVSIE2ylPM6cCwmdE90Fm4BXj0stHW--NFCFNqnsFNgw8pmbYZGbW5QvoAE~G1liOK7PlXNfaPo9CjYnjv3TdeWE4iC8aD2Ig8bMuiQURcsDQvxJxQ5YLOfg__&Key-Pair-Id=KUT5TJCACFTXG","The Dallas City Planning Commission approved a planned‑development district Jan. 23 to allow a 53‑lot shared‑access townhome project on Ferguson Road between Hibiscus Drive and Pasteur Avenue, carrying forward conditions on sidewalks, lighting and landscaping aimed at improving pedestrian connectivity.

What the commission approved
Commissioners voted to approve a PD to allow 53 detached single‑family lots in a shared‑access configuration (TH3A townhouse district standards) on a roughly 4‑acre site. The PD sets two‑story maximum heights, 5‑foot minimum front and side setbacks, internal sidewalks along access drives and 6‑foot sidewalks on public street frontages, pedestrian‑scale down‑oriented lighting along street frontages, and a minimum 6,000 square feet of on‑site open space. Landscaping points and other quality measures were added in staff conditions.

Why it mattered
The site sits among a mix of uses including existing multifamily, a private school and nearby churches. Neighbors and commissioners pressed for safeguards to protect the surrounding single‑family and multifamily context and to ensure pedestrian connections along Ferguson Road, which staff said the plan now provides through sidewalks and landscaped buffers.

Points of debate
- Open space: Neighbors and some commissioners said the project’s 6,000‑square‑foot central open space is modest for 53 units. The applicant said lot configuration and engineering constraints limited larger contiguous green space but committed to meeting Article 10 landscaping requirements and to providing yard area on each lot and a maintained central green.
- Fencing and street activation: The applicant proposed perimeter fencing to secure the project edge on Ferguson Road; staff recommended negotiating material and landscape buffering to avoid an uninviting frontage while preserving resident security. The commission added conditions for pedestrian‑scale lighting and sidewalks to improve activation.
- Shared access design: The plan uses 22‑foot internal access drives; staff said Fire Department review would control allowable building heights in practice based on emergency access. Commissioners discussed the need to align driveway widths and building heights with fire code during permitting.

Implementation and conditions
Staff recommended — and the commission approved — a development plan and PD conditions that include internal and perimeter sidewalks, pedestrian lighting, a minimum open‑space requirement, tree planting and a requirement for 6,000 square feet of common open space. The applicant agreed to a 10% open‑space target as part of discussions and to provide landscaping that meets or exceeds Article 10 standards.

Votes and next steps
The commission approved the PD with the conditions outlined by staff. The project will proceed to final platting and permitting; engineering and fire‑code reviews during permitting may require adjustments to lot layout, drive widths and building elevations.

Ending
Supporters said the project will add for‑sale housing choices the neighborhood has lacked and provide more housing diversity near transit corridors; opponents and some commissioners pressed for larger, higher‑quality contiguous open space. The project now moves to plat and permitting where final engineering, fire‑safety and landscaping details will be reviewed.","The City Planning Commission approved a new planned development district to allow 53 detached townhouse lots with shared access drives on Ferguson Road after staff and the applicant agreed to sidewalk, lighting and open‑space conditions; neighbors sought more open space and more active frontage.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":90,"_43":101,"_45":101,"_47":102,"_49":103,"_51":104,"_53":105,"_55":56,"_57":58,"_59":106,"_61":62,"_63":64,"_65":107,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6671834,"Dallas planners brief commissioners on South Dallas–Fair Park area plan, move toward authorized hearing",5913000,"/Search/View?dp=1&key=2146481-bd20409470a0cfdec74ad9ea7e144316&start=5913&end=5913","https://assets.pipeline.soar.com/2146481-bd20409470a0cfdec74ad9ea7e144316/thumbnail_5913000.jpg","/articles/6671834/Dallas/Dallas-County/Texas/Dallas-planners-brief-commissioners-on-South-DallasFair-Park-area-plan-move-toward-authorized-hearing","https://secure.pipeline.soar.com/6671834-bf8d9323ce1c4b2b37e18a5aaed559e7/orig.mp4?Expires=1771003160&Signature=YJYfpPWEwWgNlzq0xj~cwkl9W7MWHooaa7YjDjyEJDIuVhGLKA5Z05UCAUbYT3JWPVbXp4D5abbyTnlBhGCXNt5P~CjD03J1oaaT6gRkJxvFRcXMvtiCJS6ycMT3sqD-mFpRuzSJ3YBK6~8u8Gxpa4iwywJsF8Bn7XfUp2Z2mmin3kGz91WEqxxlYBDybcm~iqZe9r6HtAvZtADGc~M9cmdzY4D7t~TR1Q4Ow6pGr760HzYcBdqt6Z-y1JHseehkDKmpJPfhmAT3XcVmdPg-lsQcGC1z5f11MAPZJrW1-zbMEQVUqNG-mhYbXxVZU5txtrVHMpbE3cHeXcldVydr6g__&Key-Pair-Id=KUT5TJCACFTXG","City planning staff presented an overview of the South Dallas–Fair Park area plan to the Dallas City Planning Commission on Jan. 23, describing a multi-year community-driven process and the land‑use and design recommendations that will form the basis for an authorized hearing on PD 595.

The presentation, delivered by Patrick Blades, chief planner for Neighborhood and Community Planning, and Lindsey Jackson, senior planner, outlined how a task force of local stakeholders and residents helped identify five focus areas: land use, housing, economic development, infrastructure and history/culture. Blades and Jackson emphasized that the plan’s recommendations come from community members and task force participants rather than from staff alone.

Why it matters: the area plan would be used to guide amendments to PD 595 — a large, two‑decade‑old planned‑development district — and to inform implementation steps with other city departments. Planners said the plan aims to preserve neighborhood character while encouraging mixed‑use corridors and improving housing design so new construction is compatible with existing homes.

Key recommendations and details
- Place types and mixed use: The plan uses the city’s ForwardDallas place‑type map to designate low‑rise and mid‑rise mixed‑use corridors along Second Avenue, LC Faye Higgins, MLK and Malcolm X Boulevard, and mid/high‑rise nodes closest to Fair Park and the MLK DART station.
- Design standards for single‑family context: Task‑force members identified five “concepts” to reduce “grossly incompatible” infill housing: a front porch, a rear or side garage (not dominating the front facade), a maximum of two stories, a pitched roof, and smaller front driveways. Staff described how design details (porch width, roof pitch, garage offset) would be defined in the authorized hearing and enforced when new zoning or development permits are requested.
- Duplexes and ADUs: The area plan does not recommend allowing duplexes by right in single‑family zoning districts. Rather, the plan proposes a duplex zoning option inside the PD with the same design standards as single‑family homes; a separate diagram shows how duplexes could be subdivided for homeownership. Accessory dwelling units (ADUs) were recommended to be allowed by right, subject to the PD’s design standards.
- Commercial uses and parking: Staff said the plan would allow more neighborhood‑serving uses (restaurants without drive‑throughs, small retail, personal services) while keeping convenience stores under special use (SUP) review. Planners also recommended reducing or removing some parking mandates — and easing the PD’s “no parking in the front 30 feet” — to make it easier for small businesses to open along commercial corridors.
- Historic preservation: Queen City (a historic African American neighborhood) was highlighted; staff said Queen City already has a national register listing and is pursuing local historic designation and a survey of historic homes.

Process and next steps
Staff told commissioners they will post a draft plan for public comment, hold a CPC public hearing, and then forward recommendations to City Council. If Council supports changes to PD 595, staff said an authorized hearing would be scheduled to work out the design‑detail language (e.g., how deep a porch must be, how to define “garage in the back”). Planners also noted ongoing interdepartmental coordination for implementation, including housing designation for the area as a neighborhood revitalization strategy area, and follow‑up with the Office of Environmental Quality and Sustainability on environmental remediation and funding opportunities.

What commissioners asked and heard from the public
Commissioners pressed staff on specifics including maximum heights in the mid/high‑rise areas near Fair Park, whether duplex conversions were allowed without rezoning (staff said no), and how parking reductions might be implemented. Commissioners wanting assurance about community outreach were told planners had held neighborhood coalition meetings, property‑owner roundtables and pop‑ups over the past three years.

Ending
Staff characterized the briefing as an informational step rather than a final decision; the authorized‑hearing process will be where the PD amendments and precise design standards are written and adopted. Commissioners and staff said they expect more public meetings and hearings before any changes to PD 595 take effect.","City planners presented an overview of the South Dallas Fair Park area plan including land-use recommendations, neighborhood design standards and next steps toward an authorized hearing that would amend portions of Planned Development (PD) 595.","actionData","errors"]

Article not found

CPC weighs 7‑Eleven liquor renewals, approves one with no automatic renewals and defers another for neighborhood talks

Pepper Square rezoning remains unresolved after packed CPC session; commissioners postpone vote

Commission approves 53‑unit shared‑access townhouse PD on Ferguson Road despite neighbor concerns

Dallas planners brief commissioners on South Dallas–Fair Park area plan, move toward authorized hearing