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Client Feature: Sean Horton

At Masterplan, as part of our work in securing commercial building permits in Dallas, TX and other certificates and authorizations, we recently helped a client of ours, Sean Horton, obtain a certificate of occupancy for his art gallery in Oak Cliff.

A certificate of occupancy (CO) serves as a license to do business at a specific location within city limits for a particular use. Obtaining a CO involves getting city inspections of the building’s structure, plumbing, electrical systems and other utilities, as well as how it complies with the area’s parking and zoning regulations. Having a CO indicates the building is in livable condition in accordance with the laws of the area. The certificate is necessary to be able to use a structure for everyday use, as well as to be able to sign a contract to sell the space or close on a mortgage for the space.

COs are required every time a new building is constructed, a building built for one purpose gets changed to another (i.e. commercial to residential) or the occupancy of a commercial or industrial building changes. COs may also need to be updated if ownership of a commercial, industrial or multifamily residential property changes.

CO permits remain valid for as long as a business operates in that specific location. They do not need to be renewed—once you’ve got it, you don’t need to worry about it anymore.

About Sean Horton’s New Gallery

Sean Horton announced the opening of his gallery and a brand-new exhibition of paintings and video by Belgian artist collective Leo Gabin in February. This marked the very first Texas exhibition of the group’s art, and an excellent opening of the new storefront space for the gallery on West Jefferson Boulevard in Oak Cliff.

Horton founded and directed galleries in New York and Berlin, starting with Sunday LES, located on the Lower East Side of Manhattan. He founded that gallery in 2006. The Horton Gallery hosted more than 150 exhibitions, art fair presentations and offsite projects around the world. Horton is a native of North Texas, and is determined to make this brand-new gallery space in Dallas his center of operations even as he maintains an office and organizes exhibitions at galleries and other spaces throughout New York.

The Horton Gallery has been a member of the New Art Dealers Alliance (NADA) since 2008 and has participated in NADA Miami, NADA New York, The Armory Show, Independent Brussels, Art Brussels and the Untitled Art Fair, among other art shows and exhibitions.

Horton said his return to Dallas represented a homecoming to a city where he first discovered contemporary art and began his career in the art world.

In addition to maintaining his New York office for private sales, advisory services and collections management, Horton says he intends to continue participating in international art fairs and occasionally producing some pop-up shows around New York.

For more information about the new Sean Horton art gallery here in Dallas or about obtaining a commercial building permit in Dallas, TX, we encourage you to contact our team at Masterplan with any questions you have.

Client Feature: The Henry in Dallas’s Uptown

We’ve been doing quite a bit of work for the live/work development Union Dallas, and as part of that we recently secured the building permits in Dallas, TX for its restaurant, The Henry, which finally opened in February.

For people who live or work in the Uptown area, it may seem like the area has been under constant construction for years now. This has some accuracy to it—the neighborhood has quickly become an extremely popular area to live in and hang out. The Henry is just one part of this new development that has been eagerly anticipated by its Uptown neighbors.

Introducing The Henry

The entire Union Dallas development has a luxurious sort of feel to it, and The Henry is no exception. It’s the kind of place where you feel like you ought to give your vehicle to a valet—and given the available parking options in the area, that’s probably your best bet anyway. The Henry makes quite an impression from the moment you walk in—you head up some stairs into the restaurant. The lower floor is dedicated to regular seating, and the upstairs section of the restaurant is for mingling—there are standing tables, and a lounge with a fire.

The décor is also striking—it’s comfortable and welcoming, but also gives a clear air of lavishness and luxury. The upstairs section features a long bar with brass fixtures over the top, and lots of green plants to liven the place up and create an even more welcoming atmosphere. This section of the building also has an outdoor patio, which will be especially welcome once the weather warms up again.

The tabletops, meanwhile, almost have the resemblance of a thick cutting board with a checkered wood pattern. In one side of the area a DJ runs the music, and throughout the entire area there are servers walking around in uniform.

This is actually the third location for The Henry, and the very first in Texas (the first were in Arizona and Florida). It is open for brunch, lunch, dinner and weekend brunch, and has regular and reverse happy hours, making it an all-day, all-time destination. Like it’s done in its other locations, the restaurant has developed a menu that is very particular to the local area, featuring plenty of Texan and southern styles of dishes. There are also some flagship dishes you’d find at other Henry restaurants, and some Asian-inspired cuisine as well.

Early reviews of The Henry have been positive, with it being hailed as a place where people can go and grab a casual cup of coffee, enjoy a great dinner with a loved one or get dressed up for a night of cocktails. We were pleased to be able to work on this project and help it get up and running with all the proper permits.

For more information about the work we do with regard to building permits in Dallas, TX and beyond, we encourage you to contact our team at Masterplan with any questions you have.

Let’s Break Down an Application for Certificate of Occupancy in Dallas, TX

What should be included in an application for certificate of occupancy in Dallas, TX? What are the proper procedures for completing and filing one of these applications? If these are the types of questions you are asking, you have come to the right place.

Use the following overview to gain a better understanding of this process. For additional information, consult with your local land use experts at Masterplan.

Same Use

The application process for a certificate of occupancy in Dallas, TX is much simpler if you will be using the property for the same use as its previous use. In this situation, you simply need a completed building inspection application and any additional requirements for special provisions.

Change of Use

If you need a certificate of occupancy in Dallas, TX for a change of use, you must include a completed building inspection application, additional requirements for special provisions, plus two sets of site plans, floor plans and parking analysis.

Special Provisions

Requirements for special provisions vary based on occupancy use:

Personal services:
This includes businesses such as a barber shop, photography studio or laundry station. For this type of certificate of occupancy in Dallas, TX, you must submit a floor plan, signed and notarized Affidavit for Certificate of Occupancy from the business owner and a copy of a state license from each employee, if applicable.

Places of worship/theaters/restaurants:
For these types of use, you must submit a floor plan and identify seating and dance areas, types of seating and standing room areas for lines. You must also identify all exits and include the type of hardware used at each exit.

Warehouses/storage facilities:
These types of uses require a floor plan and complete inventory of material being stored.

• Manufacturing facilities:
An application for certificate of occupancy in Dallas, TX for manufacturing facilities requires a floor plan, engineered plans for high piled storage and a complete inventory of all stored materials.

Food/beverage manufacturing/sales:
If the property use will include the manufacturing, packaging, storage or sale of food or beverages, you must provide two sets of scaled floor plans showing equipment, two sets of scaled plans showing finishes and two sets of menus.

Insufficient Information

If you fail to submit the required information, you will be notified of this error. You will then have five working days from the notification date to supply the missing requested information. If you do not provide the information before the deadline, you must submit a new application.

Construction Authorization

Keep in mind that a certificate of occupancy in Dallas, TX does not authorize construction. You must follow the proper channels to complete this process.

Need More Info?

Does this application process sound daunting? At Masterplan, our team has successfully obtained thousands of governmental approvals for clients. If you need assistance with your certificate of occupancy in Dallas, TX, contact our team. We’ve been the go-to source for all matters relating to land use since 1981.

We provide consultation to businesses, individuals, utilities and government agencies for zoning, subdivisions, building permits and other development approvals. Reach out to us today to get started on your next project.

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!

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