A yearslong battle over a planned strip mall redevelopment in Far North Dallas saw its developer score a decisive win for the project this week.
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Dallas City Council granted a zoning change that will allow Henry S. Miller to move forward with plans to turn the Pepper Square shopping center at the corner of Belt Line Road and Preston Road into a mixed-use development with a 12-story building, more than 850 apartments and a minimum of 35K SF of new retail. More than 100 of those apartments would be designated for retirement housing.
A more than three-hour debate on the matter saw more than 50 residents voice their opinions, some wearing “No Pepper Square” t-shirts.
But the council cast a 10-4 vote in favor of the rezoning. Council members Carolyn King Arnold, Cara Mendelsohn, Jesse Moreno and Paul Ridley opposed the rezoning, according to The Dallas Morning News.
The redevelopment plan had the support of Prestonwood Trail Neighborhood Association President Sean Jensen and Council Member Jaynie Schultz, who represents the district that includes Pepper Square.
“We need viable solutions to modern problems,” Schultz said, per the Dallas Business Journal. “Online shopping has reduced the prominence of big-box retail, and retail alone cannot keep the space vibrant. Retail spaces are closing throughout the city. Without action, we risk stagnation.”
The first phase of the redevelopment will include a residential building of no more than five stories and parking, according to DMN. The next phase is expected to include at least one residential building of up to 12 stories and could possibly include another structure of similar size offering office space.
The third phase will see the construction of two more residential buildings expected to be five stories each.
The 25K SF of new retail planned will bring Pepper Square’s total to around 67K SF of retail and restaurants.
Plans also call for 2 acres of park space, pedestrian amenities and a bike trail connection at the mixed-use development. The south side of Pepper Square, which was built in the 1970s, will not be part of the redevelopment, so existing tenants like Trader Joe's and Hobby Lobby will be allowed to stay.
Residents opposed to the redevelopment have been outspoken since the first attempts to rezone the property in 2022. At that point, Henry S. Miller planned to build up to 2,300 multifamily units. Subsequent rezoning attempts saw that number cut to just over 1,500 and then to fewer than 1,000 last year.
Opponents of the redevelopment told DMN they were worried the addition of apartments would create traffic issues, delay city services and negatively impact home values.
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