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Two Local Real Estate Developments
Published: August 05, 2025
ON SEPTEMBER 1, a new state law we know as Senate Bill 840 (SB 840) becomes effective. It effectively redefines every Dallas property presently zoned commercial (from warehouse to office) to include “multi-family” (MF) and “mixed use” ( MU). Gone are applications to the City Plan Commission or City Council. Gone also are traffic studies and neighborhood collaborations. Height limits? Usually 4-5 stories (unless an existing building is taller).
How this new law will affect us is very hard to foresee, at the moment. There is talk of legal challenges to it. But, on its face, it could mean that any Dallas building with commercial zoning could become Multi Family or Mixed Use (MF with retail) by the decision of the property owner, with no input required from the city or neighborhoods.
Three such properties are immediately north of The Downs, two existing office buildings, and one scheduled to be the new home of Trinity Bible Church, but still zoned for office. We will have to wait and see
ON SEPTEMBER 18, the Dallas City Plan Commission (CPC) will hear, and perhaps vote, on a recommendation to the City Council concerning an application by H.E.B. for a significant change in zoning for its 10 acre property at Hillcrest and LBJ Freeway. The land is one of four commercially zoned properties on the east end of Hillcrest Plaza Drive.
This change would re-zone to Regional Retail (RR) from Neighborhood Office, allowing a building with a height up to 70 feet, anticipating busy retail activities, operating 7 days a week.
Regional Retail is a zoning category generally used for large projects like auto dealerships and shopping centers. The City Plan Commission can approve, deny, or demand amendments to the application, and make its recommendation to the City Council. After that, the City Council will deliberate and vote in open public session.
From community meetings, we know H.E.B., known as a quality retailer, plans a very large store (125,000 SF), which will operate from 6am-11pm, 7 days a week. Traffic flow will add 90,000 vehicle trips per week, by H.E.B.’s estimation. The planned store is 2 ½ times the size of Preston Forest’s Tom Thumb.
If Downs residents are interested in sharing an opinion on this proposal, in favor or against, the most direct way is to email Council Member Bill Roth (William.Roth@dallas.gov). it would be good for our new Council Member to know we’re informed, and that we care. For more information on these two subjects, email Tory Agnich (Tory@agnich.com)
The Downs of Hillcrest HOA
