Many community meetings have been held since 2022 regarding the proposed rezoning of the Pepper Square site at the southeast corner of Belt Line and Preston Rd. If you have not been able to attend any of them, we urge you to get acquainted NOW with what is being proposed. The zoning request will likely make it in front of the City Plan Commission in September.

A rezoning of that site has the potential to dramatically change our area. Neighborhood input is required to bring about modifications to the development plan that allow for the revitalization of the shopping center without overwhelming our neighborhood. We have the potential to enact PD (planned development) conditions at the time of a zoning change approval that would implement restrictions on top of what’s allowed by right.

Below is a brief recap of the latest proposal presented by Masterplan, on behalf of Henry S. Miller:

The developer is requesting a change in zoning from CR (Community Retail) to MU2 (Multi-Use 2) at the Pepper Square Shopping Center. Multi-Use development allows options such as retail stores or services on the lower floor, and apartments, condos, or offices above them. The height for the Multi-Use zoning allows for more density than CR zoning. Please see the graphic below for the phases and build-out they are proposing:

In total, they are proposing the potential for 2,000 residential units at that site (over the next 25 years). The most immediate plan would be to add 350 multi-family units in a 7-story structure, some fine dining options, and a public park.

At the most recent public meeting held on July 31, Council Member Jaynie Schultz invited area residents to discuss the redevelopment.

Some concerns from residents at the meeting included:

  • Concern about increased density – 2000 multifamily units being proposed for Pepper Square, plus there are an additional ~2000 apartments already approved for the nearby Preston del Norte development, and we’re yet to see what will happen with the site owned by Tonti Properties at the southeast corner of Preston and Alexis.
  • Concern about traffic congestion – it was shared at the meeting that Preston and Belt Line is already considered the 2nd worst intersection in Dallas; a traffic analysis was performed and shared on the Masterplan website
  • Concern about the height of the proposed apartments facing Belt Line Rd (7 stories high) and the height of the proposed building on the Preston Road side (180 feet high).
  • Concern about the makeup of residential units to be added – some residents are opposed to any residential on the site and others prefer senior living or condos/townhomes instead of multi-family rentals.

Other comments from the meeting:

  • The developer has proposed 100,000 sf of park space in the development with pedestrian-friendly amenities as well as large sidewalks and enhanced landscaping.
  • There is a traffic study funded by the North Central Texas Council of Governments (NCTCOG) to assess potential remedies for traffic congestion. NCTCOG has a website https://nctcog.org/mapyourexperience where you can enter suggestions regarding the traffic along Preston and even comments on the Preston Beltline intersection. You will need to select “Launch Map Your Experience” and then make sure you’re selecting the right category (transit, pedestrian, roadway) before leaving a comment.

To see all of the documentation released by the developer’s representative regarding the proposed PS redevelopment, please visit www.masterplantexas.com\peppersquare\

NHHA is representing your interests by forming the Pepper Square Neighborhood Coalition along with leaders from Holiday Park, Valley View, Woodbriar, Prestonwood Trail, Prestonwood on the Park, and the North Dallas Neighborhood Alliance. We are holding strategy meetings, seeking guidance from experts, posing questions to the developers, and setting up meetings with City staff. Our plan is to hold a large area meeting for residents at the end of August to go over feedback we’ve received from you and discuss a plan before the zoning case makes it to the next step.

In order to make sure your opinions are taken into account, we urge Northwood Hills residents to complete a survey after reviewing this post in its entirety and the Masterplan website. Pay special attention to the July 31 presentation on their website, as it’s the most recent proposal put forward. Residents in surrounding neighborhoods should share their feedback with their HOA representatives.

NOTE: If you have experience with real estate law, please reach out to us. We could probably use your help with drafting PD conditions if it comes to that.