Resources
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Colorado Place Apartments
FWADG, Aug 2008
On August 8, 2008, the City of Dallas and La Reunion Towncenter, LLC entered into a repair agreement regarding Colorado Place Apartments. A specific number of code violations at Colorado Place Apartments are listed. The City of Dallas agrees not to file a civil lawsuit against La Reunion Towncenter in exchange for La Reunion Towncenter completing repairs to remedy the code violations.
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2nd 2317 Beaver Opposition Letter
FWADG, Jul 2008
This is the second opposition letter to the proposed rezoning at 2317 Beaver St. presented to the Dallas City Planning Commission.
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1st 2317 Beaver Opposition Letter
FWADG, Jul 2008
This is the first opposition letter to the proposed rezoning at 2317 Beaver St. presented to the Dallas City Planning Commission.
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Powder Coating Plant Application
FWADG, Jul 2008
FWADG is in opposition to the application to Amend to PD 714 to Create a New Subdistrict within PD 714 to Allow by Right Industrial Inside (Potentially Incompatible) Uses at 2317 Beaver Street & Yuma Court. Read the attached application and join us at the second City Planning Commission hearing at City Hall in opposing this use on July 24, 2008. The hearing will be at 1:30 or later.
(File Size: 12.62 MB)
FWADG Vision
FWADG, Dec 2003
The Vision for West Commerce and Fort Worth Avenue corridor created by area stakeholders and by the all-volunteer Fort Worth Avenue Development Group. Publication includes Conceptual Land-Use Planning Study and Project Summary and Final Report.
(File Size: 3.86 MB)
FWADG History Piece
FWADG, Nov 2007
We created this simple handout for participants in the Fort Worth Avenue charrette that contained snippets and images from West Dallas/North Oak Cliff history. The piece was published on October 26, 2002.
(File Size: 2.56 MB)
Land Use Study
FWADG, Nov 2007
The Land Use Study is a master plan for the West Commerce/Fort Worth Avenue corridor that was been created by a committee of nearby homeowners and commerical property owners. Appointed by the City of Dallas, the committee has included representatives from every ethnic group and neighborhood that lives and/or works near Fort Worth Avenue. The master plan divides the corridor into sub-districts, and then identifies what will in the future be considered conforming land uses/business types for each sub-district. The City Plan Commission unanimously approved the Land Use Study in December of 2004 and the City Council adopted it on January 26, 2005.
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Land Use Ordinance
FWADG, Jan 2008
The Land Use Ordinance and new zoning map turns the recommendations contained in the Land Use Study into enforceable law. Although existing business with certificates of occupancy are able to remain as they are, the ordinance prohibits new, non-conforming businesses from locating on the corridor. It also prevents existing businesses from changing to a non-conforming type of use. City Council unanimously adopted the ordinance in February 2005, just after its approval from the City Plan Commission.
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FWADG Position on PSH
Scott Griggs, Jul 2010
The Three Parts of the FWADG Position on PSH
We must balance this commitment with our responsibilities to the quality of life of the adjacent neighborhoods and, with this balance in mind, we present the following three issues:
(1) The underlying zoning issue must be addressed.
Cliff Manor is located on Fort Worth Avenue in PD 714, Subdistrict 4. In this zoning, convalescent, nursing and related uses and community service uses are permitted by SUP only. Please see SEC 51(p)-714.111(a)(4). The property currently has an MF CO with SUP (SUP 537) for operating a residential facility for the disabled and elderly. The FWADG has taken the position that the proposed PSH use is a new use and therefore requires a use analysis leading to one of three outcomes:
(A) the proposed PSH use falls within the MF CO & SUP 537 – therefore, DHA may continue by right;
(B) the proposed PSH use is a non-conforming extension of the existing SUP 537 – therefore, there must be a new SUP hearing involving public input and a decision made by the full Council; or
(C) the proposed PSH use is a new use and under PD 714 this use requires a new SUP – therefore, there must be a new SUP hearing involving public input and a decision made by the full Council.
The FWADG believes (C) is the correct outcome. DHA believes (A). We believe that the physical co-location, as a programmatic requirement, of medical, mental and social services with a residential use defines a new use; namely, under PD 714, Sub 4 either (i) convalescent and other institutional use or (ii) community service center, both of which require an SUP. Simply put, PSH as proposed at Cliff Manor, is not an apartment complex.
We understand that DHA has not been forthcoming or transparent in answering the City’s questions regarding the new use. With the task force meetings beginning, we expect DHA to be open and cooperative with the City so that this fundamental zoning issue may be decided.
(2) There needs to be a policy endorsing City-wide implementation of PSH.
On January 28, 2009, the Council unanimously passed Resolution 09-0344 (Consent Addendum Item No. 8 to January 28, 2009 Agenda, page 16):
[A]pproval of a Permanent Supportive Housing Program Statement and five-year plan endorsing city-wide implementation for the creation of 700 Permanent Supportive Housing units for chronically homeless individuals. Emphasis Added.
As of today, there is no PSH plan or policy endorsing city-wide implementation. In memoranda dated April 2, 2010 and June 18, 2010, the City spells out in detail the planned locations for the PSH units. Per the June 18, 2010 memorandum, 77% of the 327 location-determined PSH units will be in the Southern Sector. Please see the attached charts and memoranda.
We also invite you to review the following map showing the proposed locations of all PSH units in Dallas, according to the memoranda:
Link:PSH Google Map
This is unacceptable and contrary to Resolution 09-0344. We are urging the City Council and Mayor to work with DHA and MDHA to develop a policy that will ensure (1) equitable distribution of PSH units throughout our city; (2) appropriate site concentration guidelines with considerations for schools, high-crime areas, and other contexts; and (3) an assimilation plan for the formerly homeless.
We strongly advocate for a moratorium on PSH in Dallas until such a policy is put into place. Ad hoc neighborhood-by-neighborhood negotiations, as we are seeing in Lake Highlands and North Oak Cliff, are not the answer. A city of Dallas problem requires a city-wide solution.
(3) Funding.
The City of Dallas directly – and therefore the tax payers – are funding a large portion of this plan to establish 700 units of PSH over the next five-years. According to page 16 of the following Housing presentation, which was wholly incorporated as background material into the January 28, 2009 City Council Agenda binder, and the on-record discussion of January 28, 2009 when the resolution passed, DHA/MDHA need the following funds from the City of Dallas:
HOU Permanent Housing Solution 01-05-2009.pdf
2009 – $3 Million from the City of Dallas General Obligation Bonds and Certificates of Obligation
2010 – $1.5 Million from the City of Dallas General Obligation Bonds
2011 – $2 Million from future City of Dallas Bonds
2012 – $2 Million from future City of Dallas Bonds
2013 – $2 Million from future City of Dallas Bonds
And these numbers are not maximums. Per the on-record discussion between Councilmember Mitchell Rasansky and Assistant Manager AC Gonzalez (approximately recording 2, minute 60 – http://www.ci.dallas.tx.us/cso/mp3/City_Council_2009_01-28_Part-2.mp3), the actual City of Dallas expenditure may be closer to $18 Million over this five-year period.
Of these funds, $2.5 Million is from the 2006 City of Dallas Bond Package, Proposition 8. Proposition 8, which is funding the PSH reads: “Economic development in Southern Area of the City, and in Other Areas of the City in Connection with Transit-Oriented Development, by Providing Public Infrastructure and Funding the City’s Economic Development Programs for Such Areas.” Please see page 92 of 100 at the following link:
2006 Bond Program Proposition Final.pdf
We are enacting a program disproportionately placing more than 70% of the planned PSH in the Southern Sector and we, the City of Dallas, are paying for this program, in part, with bond funds earmarked for “Economic Development in the Southern Area of the City.”
Please let me know if you have any questions. Click the Cliff Manor icon to the left for a matrix of PSH in Dallas and the Briefing to the Housing Committee.
Thanks for your support.
