Victory Park is just one of many signature planned developments Masterplan has helped bring to reality.

News Blog

What Does the Process for Platting in Dallas, TX Look Like?

Platting in Dallas, TX may look different than platting in other parts of the state. What is involved in this process? What are the requirements?

If you ever need platting in Dallas, TX, it’s important to know the answers to these questions.

Use the following FAQ to familiarize yourself with platting in Dallas, TX. For more information, contact your local land use consultants at Masterplan.

What is a plat?

A plat is a graphic representation of a trac
t of land. It defines the legal site for building on the property and is typically required to build on or occupy the property.

When is platting in Dallas, TX required?

Platting in Dallas, TX is required to create a building site, create a subdivision, when combining two or more lots, when amending a previous plat, when incorporating a vacant or abandoned property, when correcting a previous plat, to create a development plan for a district and to establish a shared access development.

What do I need to submit with a plat application?

When submitting a plat application, one must include the application form, 35 properly folded copies of the proposed plat, 30 11×17 inch copies of the proposed plat, a copy of the zoning map with the plat area outlined in red, relevant ordinances, the plat fee and a certified copy of the original plat and all replats completed on the property.

What is the deadline for platting in Dallas, TX?

The deadline to submit a plat application is Tuesday, 3:00 pm, three weeks before the Thursday City Plan Commission hearing. Keep in mind that holidays may affect deadlines.

What should be included on the plat?

The final plat must include the subdivision name, subdivision application file number, names and addresses of the developer, surveyor and owners of record, vicinity map, survey and abstract numbers, owner’s certificate, boundary of project area, dimensions and bearings of boundaries and lot lines, location and description of existing streets and copy of the recorded deed. For a complete list of detailed requirements, contact the City Plan Commission.

How much does platting in Dallas, TX cost?

Fees for plats vary greatly depending on the number of lots included and the size of the lots. Costs also differ for preliminary plats and final plats. The typical costs range from $1,548 plus $17 per lot to $2,193 plus $17 per lot. The maximum charge for preliminary and final plats is $19,350.

Can I get a refund on the filing fee?

If you withdraw your application prior to the Friday afternoon of the week prior to the hearing, or the last work day prior to Friday, 35 percent of the fee will be refunded. After this posting date, no refund will be given.

Get More Answers

Do you have additional questions about platting in Dallas, TX? The experts at Masterplan can help. Our experienced team provides consultation to businesses, individuals, utilities and government agencies in all matters relating to land use, including zoning, subdivisions, building permits and other development approvals. Established in 1981 by William Cothrum, Masterplan has successfully obtained thousands of governmental approvals for clients.

Reach out to us today!

Our Work with International Capital LLC in the City of Princeton

One of our more recent projects came as we worked with International Capital LLC to lobby the City of Princeton into writing a distance variance ordinance to allow for the process to apply for a variance for alcohol sales within 300 feet of a school, church or daycare.

Under state law and TABC regulations regarding zoning in Dallas, TX and beyond, alcohol sales are not allowed within that distance unless the city approves a variance to that distance. This particular parcel of land is located right across from a school, meaning the property would not have been able to sell or serve alcohol had we not succeeded in obtaining that variance. This would have severely hampered the ability to sell those sites to prospective tenants, particularly restaurants.

A lot of times these types of chain restaurants will entirely rule out the prospect of building in an area that does not allow alcohol sales, or that otherwise restricts its alcohol sales. This poses a challenge to land developers who are trying to do everything they can to bring in businesses that will be profitable and add value to their planned sites.

Our work on the project

We worked on this project since 2016, and in that time held numerous meetings with the city and organized information for the Princeton Chamber of Commerce, which they used for the election in November to allow for mixed beverage sales in restaurants. We also met with residents in the area to discuss why approving the alcohol sales on the project would be crucial in bringing in new restaurant clients. This meant demonstrating just how difficult it would be to bring in, say, a Chili’s, On the Border or Red Lobster without allowing alcohol sales.

Before this deal, the only restaurants that were in Princeton were fast food restaurants, including Taco Bell, McDonald’s, KFC, Popeye’s and several others. This was due in large part to those alcohol restrictions. This made it a little easier to convince residents that they needed to vote in favor of the project on the election, simply because it would bring in more sit-down choices for people in the area to enjoy.

Voters approved the project in November, and so now all that’s left is to wait for it to be complete. It’s expected the development will contribute significant value to Princeton. It is spread across 297 acres and will be called Princeton Crossroads. It will feature a 40,000 square-foot city hall located on the north side of Highway 380, and will also include 333 single-family homes, 166 townhomes and a city park with ponds, walking trails, a dog park and a playground. That’s not to mention the retail and commercial spaces being offered to retailers and grocers, as well as several entertainment businesses.

These types of projects are fulfilling because they give us an opportunity to help towns grow and flourish and get around some of the red tape involved with zoning in Dallas, TX and beyond that could hamper that growth. All of us at Masterplan look forward to celebrating the completion of Princeton Crossroads!

Our Work with the 7-Eleven on at Buckner and Forney in Dallas, TX

One of the most recent projects for our Texas consultants in Dallas, TX was with the new 7-Eleven at Buckner and Forney. 7-Eleven had offered to purchase the Buckner Market, located at 4710 South Buckner Boulevard. However, its requested alcohol permit met some resistance by councilman Kevin Felder, who represents the area.

This, of course, led to some challenges that would have to be negotiated. According to Felder, there are plenty of alcohol retailers in that area and on that particular street. He wanted the neighborhood to wait on the property for something “better” to move in.

There was also some nervousness about the history of the Buckner Market and the potential for the business to remain a somewhat similar enterprise. According to police records, the market had been hit with five burglaries, four robberies and three assaults.

Public rallies behind the project

However, despite Felder’s objections, there has been quite a bit of support for the project in the area, especially after local residents learned that 7-Eleven planned to put in some security improvements upon purchasing the location. They were also surprised to learn Felder wanted to deny the company’s request for an alcohol permit.

The planning commissioner for the same district Felder represents, Korey Mack, said there has been “overwhelming support” in the neighborhood for the store. Ultimately, that support showed up in the planning commission, which unanimously approved the request for the liquor license.

The planning commission realized that the Buckner Market had been one of the least attractive convenience stores in the neighborhood, and the sooner the property came under new ownership, the better. It helped that 7-Eleven has a solid reputation for supporting its projects, and that the company had plans to put in more lighting, better security and a fresh, cleaner look.

Felder continues to voice his objections, saying Mack overstates the amount of support that exists for the project, and that he’s nervous about the proximity of the store to Skyline High School. But Mack and members of the planning commission say Felder is the only obstacle standing in the way of making that part of the community better for everyone.

A successful project

We at Masterplan were pleased to be a part of this project, even though it started off quite contentiously. Ultimately the 7-Eleven opened for business on December 13, 2018, after we helped negotiate the approval of the sale of alcohol on the premises.

The franchisee operating the site has experience managing sites in difficult, economically challenged locations, which has been important for this particular location. So far, it’s been smooth sailing for the new 7-Eleven, and the opening was a big hit, featuring a Slurpee truck, a ribbon cutting and a celebratory cake.

We thank our own Santos Martinez, who served as the senior planner for this project. He did a great job navigating the issues surrounding this project. The Texas consultants in Dallas, TX at Masterplan look forward to seeing what comes of the Buckner 7-Eleven in the future!

The Best States for the Housing Market in 2018

There’s never been a better time to seek a commercial or residential building permit in Dallas, TX! According to a recent report from Fixr, Texas has more building permits than any other state, with a total of 157,227 in the last year.

One reason why Texas has seen such an explosion in building permits is that there have been significant rebuilding efforts in the wake of Hurricanes Harvey, Irma and Maria after fall 2017. (This also likely explains, at least in part, why Florida ranked number two on the list.)

But the South and the Midwest are the two areas of the country right now that have the combination of the lowest home prices with the highest demand among buyers, which also makes Texas a very attractive place.

WalletHub city rankings

To take another look at the state of the real estate market in Texas and other states across the country, you can also zoom in and analyze the state of the market in individual cities. WalletHub did exactly that in a recent survey.

According to the report, home values were up almost $16,000 on average just in the first quarter of 2018, which led to mortgage rates rising. However, with interest rates still not far removed from historical lows, as well as housing prices and rental rates that vary from region to region (again, generally being lower in the South and the Midwest), it’s still been a huge time for buyers even in spite of the greater demand.

WalletHub compared 300 cities of varying sizes using 22 key indicators of housing market attractiveness and economic strength. In its list of best places to buy a house, there were five Texas cities in the top 10, and eight in the top 25. Those cities were Frisco (#1), McKinney (#2), Allen (#3), Richardson (#7), Denton (#10), Carrollton (#12), Fort Worth (#15) and Irving (#21). Two of the most powerful ranking factors were the “real estate market rank” and the “affordability and economic environment rank.”

When adjusting for city size, Texas still scored quite well, with four cities in the top 20, those being Fort Worth (#3), Austin (#8), Dallas (#17) and Arlington (#18).

In addition to these overall rankings, WalletHub tracked the cities with the lowest percentage of homes with negative equity (all of the top five were in California), the lowest average number of days until a house is sold (again, almost all of the top five in California, with the exception of Seattle), the lowest foreclosure rates (New York), the highest median home price appreciation (Richmond, CA), the lowest percentage of delinquent mortgage holders (Fort Collins, CO), the fewest unsold homes owned by banks (New Orleans, LA), the lowest home price as percentage of income (Akron, OH) and the lowest maintenance costs as percentage of income (Longmont, CO).

For more information about the current state of the housing market and the processes you need to go through to buy a houseor secure a residential building permit in Dallas, TX, contact us today at Masterplan.

The Union Dallas Prepares to Open Its Doors

One of the bigger projects we’ve had the pleasure of working on recently was the Union Dallas, a $350 million mixed-use development project in the Uptown area. Masterplan worked with various contractors and the owner on several consulting services for the project, including zoning, special use rights for signage and building permitting in Dallas, TX.

A project of this size and scope can take years to fully realize, and we’re excited for the Union Dallas as it gets closer to its opening date! The project will be officially complete in early 2019 after nearly three years of construction.

A look at the project

The Union Dallas has been described as being a “game changer” for office tenants, apartment residents and visitors to the city. It is an 800,000 square-foot development that is very close to the Uptown, Victory Park and Harwood District neighborhoods and just blocks away from downtown. Of those 800,000 square feet, 420,000 will be devoted to offices, and there will be 309 apartments by StreetLights Residential, several restaurants and a 60,000 square-foot Tom Thumb grocery store.

Confirmed tenants in the office section so far include HBC Capital Management, Primoris Service Corp., Hudson Way Capital Management LLC, Akin Gump Strauss Hauer & Feld, MedProperty Realty Properties, Weaver (an accounting firm) and Transwestern. Inside the 22-story office tower there are two floors of private boutique office space, spread out across 12,000 square feet and featuring a private patio that overlooks the retail area of the plaza.

Restaurants include The Henry and North Italia, and there is one additional space that the Union is reserving for a fast casual restaurant. All of these restaurant spaces will have patio seating available.

Other amenities in the project include an eighth-floor tenant deck with cabanas and an exercise room that will be shared by apartment residents. The Tom Thumb will have a Starbucks as well as various grab-and-go food options, a butcher and a pharmacy.

The 31-story residential tower is called The Christopher, and began leasing out units over the summer. There are 309 units available in the tower, 56 percent of which are one-bedroom apartments.

In between the two towers is a central plaza located on the corner of Harry Hines Blvd. and Cedar Springs Rd., where the restaurants and retail are located.

All in all, it is an exciting project that has been the subject of a great deal of enthusiasm and anticipation in the Uptown area. Considering how quickly this section of Dallas is growing and becoming a place where young professionals especially are flocking to live, work and hang out, this type of project is set up for long-term success and is perfectly aligned with the demographics that are flooding the area.

We are pleased to have played a role in getting this project off the ground and look forward to touring the completed project!

For more information about the work we do at Masterplan, including building permitting in Dallas, TX, we encourage you to contact our team today.

From Start to Satisfaction℠