[{"_1":2,"_110":-5,"_111":-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",[32,75,86,98],{"_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",6518198,"mediaKeyId","5398952-1ee91344a24eb5719c10f3ea2c4c3fab","parentId",5398952,"title","Board denies Habitat for Humanity tree‑mitigation waiver for Elam Road project without prejudice","audioSeconds",731,"startMs",9595000,"endMs",10326000,"viewUrl","/Search/View?dp=1&key=5398952-1ee91344a24eb5719c10f3ea2c4c3fab&start=9595&end=10326","thumbnailUrl","https://assets.pipeline.soar.com/5398952-1ee91344a24eb5719c10f3ea2c4c3fab/thumbnail_9595000.jpg","articleUrl","/articles/6518198/Dallas/Dallas-County/Texas/Board-denies-Habitat-for-Humanity-treemitigation-waiver-for-Elam-Road-project-without-prejudice","mediaUrl","https://secure.pipeline.soar.com/6518198-8f52e2be5a62808a8da0a6d338a3fa07/orig.mp4?Expires=1770454957&Signature=bgRjK-WmURLcSucdH1QbfATMGCKzb898Y-s8LgQxwCfHH0efP7mFpxtaYu7O1~eYVi8GgZRAu5~IkEaYGcXXr3Snhd6e2SYx--CWLjP1v4WuJSH~Qnr6FYUeQHxyTPs3jsqD5VKmNagFvB5aB~SE-e2H4MT4MdZnsJ2EtjmKbrEXZrnGqEghgqKncGBY77Kr7xIuXqEqTHs~Iniguaqa7EqfS8tTmtT3xNBa9daOOSVtte~Q8JZQRmfnzx01X8VMFsXaB19A-QbjlanTk3RWXWFoVGub~f4KYEHoa-U682WuFzvboE6SPAPQudHQ584nJiJRDIY4G-JE3XP8of2ejw__&Key-Pair-Id=KUT5TJCACFTXG","author","Dallas","date","2025-07-15T00:00:00Z","article","The Dallas Board of Adjustment on July 15 denied without prejudice Habitat for Humanity’s request for an exception to the city’s tree mitigation requirements for a proposed 27‑lot affordable housing development at 9903 Elam Road.

The applicant sought relief from the city’s Article X tree mitigation rules, saying the property is heavily wooded, topographically constrained and that full compliance would impose roughly $1.08 million in mitigation costs — an amount the applicant said would make the affordable project financially infeasible. Habitat representatives and counsel described the site as an L‑shaped, heavily treed parcel adjacent to Apache Park and noted the property’s clearance had become a safety concern because the vacant, wooded land had attracted trespass and dumping.

Why the board denied: Commissioners said the application lacked sufficiently concrete alternatives that would reduce the mitigation cost — such as a firm off‑site planting plan, a documented agreement with the parks department to accept trees, a conservation land transfer or quantifiable fundraising commitments to offset the fee. Several board members said such a large mitigation waiver would effectively shift the cost of reforestation to the city and taxpayers, and that policy decisions of that scale are normally made by City Council and budget processes rather than by a zoning variance.

What the board requested: The denial was without prejudice, meaning Habitat may return with a revised proposal. Board members suggested the applicant refine partnerships with the city parks department, Texas Trees Foundation or other landowners to plant trees within five miles, present firm offers of private philanthropy, or propose a scaled mitigation plan with clear milestones and cost estimates.

Board vote: The motion to deny without prejudice was moved by board member Kathleen Davis, seconded by Andrew Finney, and passed unanimously (5–0). The board administrator will issue the decision letter within two days.

Next steps: Habitat said it will continue to work with consultants and community partners to refine mitigation alternatives and may refile. The board’s decision does not prevent Habitat from pursuing other avenues, including seeking City Council policy approaches or looking for off‑site planting or conservation land solutions.

Context: Habitat plans 27 single‑family affordable homes at the Elam Road site; the organization told the board the development is targeted at households at 60–100% of area median income and that tree mitigation costs at current rules would materially increase subsidy needs and raise sales prices beyond the affordable range.","mediaType","Video","parentTitle","Dallas - Board of Adjustments: Panel A - Jul 15, 2025","oneSentenceSummary","The Dallas Board of Adjustment denied without prejudice Habitat for Humanity’s request to waive or reduce tree mitigation for a 27‑lot affordable housing project at 9903 Elam Road, saying the application lacked concrete, measurable alternatives to satisfy the city’s Article X requirements.","taxTitle","Dallas, Dallas County, Texas","taxId",2781,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":79,"_47":80,"_49":81,"_51":82,"_53":83,"_55":56,"_57":58,"_59":84,"_61":62,"_63":64,"_65":85,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6518203,"Board holds request for 6‑foot fence on East Rick Circle; applicant asked to return with neighborhood support",0,8469000,"/Search/View?dp=1&key=5398952-1ee91344a24eb5719c10f3ea2c4c3fab&start=8469&end=8469","https://assets.pipeline.soar.com/5398952-1ee91344a24eb5719c10f3ea2c4c3fab/thumbnail_8469000.jpg","/articles/6518203/Dallas/Dallas-County/Texas/Board-holds-request-for-6foot-fence-on-East-Rick-Circle-applicant-asked-to-return-with-neighborhood-support","https://secure.pipeline.soar.com/6518203-de418da83ba1aebdc3310d1723e67cce/orig.mp4?Expires=1770454957&Signature=DrIagN~Rn6sR21d3yq5bmQac9kU-4QOBYEimS-77RPOvW6fOfmJcc9e65XC-uKu2bABZMXcyYV9bhhovgYriOQTHTyw0bSwPOWH-E0gzvOLRTnXfxlLVY15LDBlL9f4FVRACyeaIsJxEtJmM4ULyRvf8jdGRmQEy4Pp3R-uyqPUn50h3y18gwl3S-SfjP~2DDFx88fIV690lalBq4jtZ65pWkiSjzzTJgtMw8Ug6xCAja~DFAUEta~LFLs478zppwA8pgbQ9BgkJf-yVYlAI3pS8pKa3EYZ5RRe7vj1vd2Q2jDNjK-vMa9T18a9T4l9tOk26WFIB~1GK0tCpJjUidA__&Key-Pair-Id=KUT5TJCACFTXG","The Board of Adjustment on July 15 held a request to permit a six‑foot perimeter fence on East Rick Circle under advisement to the board’s August 19 meeting.

Background and applicant change: The application seeks a variance from the 4‑foot front‑yard fence limit to allow a 6‑foot decorative iron fence and gateway at a residence on East Rick Circle. The applicant withdrew an earlier request for an eight‑foot fence and returned with a revised proposal (maximum 6 feet) and reduced scope. The applicant said neighbors who had previously objected withdrew their opposition after being advised about a 2021 Texas law that constrains homeowner association deed‑restriction enforcement on perimeter security fences; the Board attorney advised that deed‑restriction questions are private law and do not control the board’s zoning determination.

Board discussion: Commissioners focused on whether the proposed fence would create a ‘canyon’ or negatively alter the neighborhood streetscape. Several members noted that, unlike tall hedges that many properties install by right, front‑yard fences set a visible precedent; the board asked the applicant to collect tangible neighborhood support. The applicant said he and the immediate neighbors had discussed the plan and that a neighbor across the street was supportive. Chair David Newman and other members urged the applicant to bring written letters of support and additional detail about the distance between curb and fence before the August meeting.

Outcome: The board voted 5–0 to hold the matter under advisement; the case will be placed high on the August 19 agenda to allow the applicant to return with additional correspondence and any refined plans.","A request to allow a six‑foot ornamental perimeter fence at an East Rick Circle residence was held under advisement to the August 19 Board of Adjustment meeting. The board encouraged the applicant to gather neighborhood support letters and address potential 'canyon' or streetscape effects.",{"_33":87,"_35":36,"_37":38,"_39":88,"_41":89,"_43":90,"_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},6518208,"Board allows reduced parking at 1500 Dragon Street with valet, signs and 12‑month review",2505,5239000,7744000,"/Search/View?dp=1&key=5398952-1ee91344a24eb5719c10f3ea2c4c3fab&start=5239&end=7744","https://assets.pipeline.soar.com/5398952-1ee91344a24eb5719c10f3ea2c4c3fab/thumbnail_5239000.jpg","/articles/6518208/Dallas/Dallas-County/Texas/Board-allows-reduced-parking-at-1500-Dragon-Street-with-valet-signs-and-12month-review","https://secure.pipeline.soar.com/6518208-89d612ab1dbc99f80312dd7dc3eb217d/orig.mp4?Expires=1770454957&Signature=SkQqlaCw6JtTZQP6tQ0icnTy1ziZtIGQfc8wygZju~TagW~4zDYQHymXp6qyQzqi1JhEmofsE2tZr7S1NsDRmaRQNIK~NagXHO9Ry8hqNLIMwDFTYI85PnXrXtZQaHrVO2810IFJm95mb~nMihYcpEHxXaQ8N4hgW1hwTG2PloWYMeLOkfI~FmW1eeb2UpMjQiPwXU~4OID11~UfpUuQbGLmEWju2u3hgWWy9Vr5b8z65UbchsYQn-ztqbx7kgKRZoeBsHTUhz5UOTsPRax8~bQvS1Fg6BaU2cOlDUmgZ9AUHRN6t5vBH3R~NvKLYfQW24MxQQwhVja23uB2GKkQEw__&Key-Pair-Id=KUT5TJCACFTXG","The Dallas Board of Adjustment on July 15 granted a special exception allowing a reduction in required off‑street parking at 1500 Dragon Street, permitting 177 spaces where 300 would otherwise be required. The motion to approve the reduction passed 4–1.

Board conditions: The approval requires on‑site valet services with the valet stand on the property, at least four visible signs on the site stating “Please do not park on Dragon Street” (consistent with city signage standards), and a mandatory reassessment and reappearance before the board within 12 months of the certificate of occupancy. The board also reiterated that valet operators are not allowed to park vehicles on the public right‑of‑way under the city’s valet licensing rules.

Why it matters: The applicant, represented by Jonathan Vincent, argued the large, mixed‑use property carries much excess parking capacity for its typical daytime uses and that restaurants and event spaces proposed for evening hours generate different peak demand profiles than daytime office and showroom uses. Traffic and queuing analyses were presented to show on‑site queuing and valet operations could prevent spillover and maintain safety on nearby streets.

What the board heard: Traffic consultant Lloyd Denman presented counts showing Dragon Street carries low hourly traffic compared with similar corridors, and argued the site contains sufficient internal queuing for valet. Commissioners asked whether the applicant had secured any formal off‑site parking agreements and pressed for commitments to prevent customers from using public parking directly across Dragon Street. Vincent said the applicant controls nearby properties and public parking and that valet would use on‑site parking; the board required signage and the one‑year reassessment to provide accountability.

Vote: The grant passed 4–1. The dissenting commissioner expressed concerns about long‑term spillover and pedestrian crossings across Dragon Street and said more binding commitments would be preferable.

Next steps: The applicant must implement the on‑site valet arrangements, post the required signage, and return to the Board of Adjustment within 12 months for an operational review; the board administrator will mail the decision letter within two days.","The Board approved a special exception for 1500 Dragon Street that reduces required parking from 300 to 177 spaces. Approval is conditioned on on‑site valet, visible signage on the property warning ‘Please do not park on Dragon Street,’ and a mandatory reassessment in 12 months.",{"_33":99,"_35":36,"_37":38,"_39":100,"_41":101,"_43":102,"_45":103,"_47":104,"_49":105,"_51":106,"_53":107,"_55":56,"_57":58,"_59":108,"_61":62,"_63":64,"_65":109,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6518212,"Board grants reduced parking at 1201 Oak Lawn with valet, 12‑month review",6885,373000,7258000,"/Search/View?dp=1&key=5398952-1ee91344a24eb5719c10f3ea2c4c3fab&start=373&end=7258","https://assets.pipeline.soar.com/5398952-1ee91344a24eb5719c10f3ea2c4c3fab/thumbnail_373000.jpg","/articles/6518212/Dallas/Dallas-County/Texas/Board-grants-reduced-parking-at-1201-Oak-Lawn-with-valet-12month-review","https://secure.pipeline.soar.com/6518212-5d4b43b8ed214359094026ba44398ac0/orig.mp4?Expires=1770454957&Signature=jo7BZ8ktqjTH~pOGzBtpKliewSTYpCgo9Goy2UdzQWxSdl8f4RS5ut7XPNOftBSNh3A8WsWXUeBL-0ESGgwXf3h-3gZcYfidJatlw9dxivyl43lETH0o8-9LlZBNjCZje32EkC3ZZ9lxYvjl76TJzLgJ9eINEQj0Ibp-4JtKy1KTdSWuWDx745bKIdhyy1Zcmb32mnz6~NzIuMgr4UcAr0tkGPi8WtXBBTFyNEMuwuddTs6lrnAoKrII~PN5eNinRB3MM41firc9Q0pfXScskk-FGrLxiDgNX1bmx8ebRHsTqEE-cv9k7XVNyOuXzg9PbHY5UcEz--T8ObpRR5hcJw__&Key-Pair-Id=KUT5TJCACFTXG","The Dallas Board of Adjustment on July 15 approved a parking special exception for property owner HN Capital at 1201 Oak Lawn Avenue, allowing the site to provide 73 off‑street spaces instead of the 135 spaces required under PD 6 21.

The board’s decision, moved by board member Kathleen Davis and seconded by Andrew Finney, was approved 4–1. Board member Michael Hopkowicz cast the lone dissent. The approval requires the applicant to provide on‑site valet services, place the valet stand on the property and return to the board for reassessment within 12 months after the certificate of occupancy is issued. The special exception automatically terminates if the approved uses are changed or discontinued.

Why it matters: The applicant argued that parking demand in the Design District has changed since PD 6 21 was adopted and that modern patterns (ridesharing, shared‑use and differing daily peaks for uses) reduce actual parking demand. Jonathan Vincent, representing the applicant, told the board the team would provide 73 spaces and that “parking demand generated by these uses does not warrant the number of off‑street parking spaces required.” Traffic and valet operations studies prepared for the application were cited in the applicant’s presentation.

What the board heard: Traffic and valet operations expert Lloyd Denman presented a parking‑demand and queuing analysis and said the property contains sufficient on‑site queuing and that valet operations could be conducted without using the public right‑of‑way. Vincent told the board the applicant has additional nearby properties and public parking that could serve as operational backup if needed. Board members repeatedly pressed for concrete commitments about valet operations, remote parking agreements and how the applicant would address possible spillover into neighboring lots. Vincent and Denman said the operation would use on‑site valet first and that the applicant would pursue shared‑parking or remote agreements if operational needs arise.

Board conditions and follow up: The approval is conditional. The board required valet services with the valet stand located on site and a reassessment by the Board of Adjustment within 12 months of certificate of occupancy. Board members emphasized the reassessment should include on‑the‑ground observations and input from neighbors. Davis said the board wants “real data” at the one‑year check‑in to verify the use is operating as presented.

Background: The request came under PD 6 21, which allows a parking special exception up to 50% under certain conditions. The applicant sought a reduction from 135 required spaces to 73, citing adopted citywide parking reforms and changes in real parking demand that predate the PD's parking ratios.

The board’s decision letter will be mailed by the board administrator and become part of the public record.","The Dallas Board of Adjustment approved a special exception allowing 73 off‑street parking spaces for a mixed‑use site at 1201 Oak Lawn Avenue, subject to an on‑site valet requirement, a one‑year reassessment and an automatic termination clause if the approved uses change.","actionData","errors"]

Article not found

Board denies Habitat for Humanity tree‑mitigation waiver for Elam Road project without prejudice

Board holds request for 6‑foot fence on East Rick Circle; applicant asked to return with neighborhood support

Board allows reduced parking at 1500 Dragon Street with valet, signs and 12‑month review

Board grants reduced parking at 1201 Oak Lawn with valet, 12‑month review