Project Luke is the name for a highly-anticipated mixed-use development which will stretch from I-30 to Fort Worth Avenue along Sylvan. It has the makings of the type of development the city had in mind when we got our Form-Based Zoning framework approved; moving buildings farther out towards the street and parking behind the buildings vs. having a sea of parking along the street. The most important piece of this development is the plan for a 30,000 SF +/- site at the I-30 frontage road & Sylvan. Such a footprint would accommodate a mid-size grocery store or an organic grocery like Newflower or Whole Foods. Plans also include loft/studio spaces.
Unfortunately, the entire development is now at risk. There is a major roadblock which is impeding the continued revitalization of this corridor. The issue at hand is the county-owned land that is needed for this development, located at the corner of Sylvan & Fort Worth Avenues (map). Here is a recent picture of county auto shop from DCAD:
According to the news article, a land swap was proposed because State law doesn't allow the county to sell directly to a private party. For now, the county commissioners are balking at the proposed swap and instead vote to have an appraisal completed at a maximum cost of $12,300 to determine the land value.
All of the commissioners quoted seem to be focusing on the value of the land. The underground fuel tanks were also mentioned; I'm sure the developer realizes that tanks will have to be addressed.
Curiously, there is no quote from County Commissioner Ken Mayfield, who represents the area in which the auto shop is located.
While the county does have a responsibility to make a good deal for the taxpayer, it is not a good idea to risk major developments whose benefits far outweigh the amount of additional upfront value that the county can receive form the developer. The increased tax dollars generated (from its current level of zero) base would also be a benefit.
There are plenty of other places to locate this shop. As noted by Shannon Brown, the assistant Commissioners Court administrator, many auto dealerships are closing. There is also no shortage of service station/repair shops that are closed on which such a county facility could be located.
I'm also not sure if the shop must be located in Oak Cliff.
To me, this land arrangement should not be viewed as a cash cow for the county. It should be treated as an opportunity to bring needed retail and services to this part of Dallas, and one that should be welcomed with opened arms.