Zoning Considerations

History of Deep Ellum & Land Use Deep Ellum has a rich history of mixing land uses. Even as far back as the “Freedmen’s Town” when former slaves settled this area and several industrial uses emerged simultaneously, socio-economic success hinged on a diversity of land uses. By the 1920s the industrial uses were complemented by an explosion of retail and entertainment. However, the loss of the Houston and Texas Central Tracks in the ’40s coupled with the elevated Central Expressway bisecting the center of the community in the ’60s led to a huge reduction in business. In 1983, a Deep Ellum Plan to redevelop the area called for in to be downzoned to promote a small and artsy feel. Along that vein, building height, roadway width, and population density were all restricted. The culmination of these planning decisions coupled with rising crime caused Deep Ellum to struggle through the early 2000s. Revitalization efforts of the city and community partners since 1999 have contributed to a resurgence in multi-family housing, music venues, and restaurants. These efforts have proven successful in that they have stemmed reductions in crime, increased economic stimulation, and catalyzed development. If we’ve learned anything from the past, it’s that the right combination of land uses coupled with public policy stewardship is the best formula for success in the placemaking of Deep Ellum.

As the “highest and best use” of the subject property within this district would certainly fall into a diversity of land use categories, it was important to explore the most proper development entitlement plan. Currently, the site is zoned PD-269 meaning there is already a development plan that allows the properties to be developed with master planning in mind. The framework of this zoning entitles the proposed site as a special district permitting specific residential, commercial, industrial, lodging and other desirable mixed uses across the affected tracts. This approach builds on the historic nature and what has been successful throughout Deep Ellum’s history. It is therefore recommended that the PD-269 remain in place in order to promote the continued reemergence and success of the district.

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