2600 Singleton

Vision Plan
Sponsored by:

https://masterplantexas.com/gaf-4
 Agenda

INTRODUCTIONS PRESENTATION ACTIVITY Q&A

 Meeting Schedule
2022-2023

• Mtg #1 – Vision Process November 30 6:00 pm AMRC

• Mtg #2 – Emissions Discussion January 11 6:30 pm NDRC
• Mtg #3 – Zoning Discussion January 24 6:30 pm NDRC
• Mtg #4 – Design Charette February 7 6:30 pm NDRC
• Mtg #5 – Recommendations February 21 6:30 pm NDRC
• Mtg #6 – Final Presentation TBD
• Additional Mtg if needed TBD

AMRC - Anita Martinez Recreation Center 3212 N Winnetka Ave, Dallas, TX 75212
NDRC - Nash Davis Recreation Center 3710 N Hampton Rd, Dallas, TX 75212
 Masterplan
www.masterplantexas.com

www.masterplantexas.com/GAF-4

Lee Kleinman - Senior Advisor

Lee@Masterplantexas.com
214-403-3369
Andrew Ruegg – Planning Consultant
Andrew@Masterplantexas.com
214-998-0096
Shalondria Galimore - Community Liaison
Shalondria@Masterplantexas.com
214-542-8914
Dani Mathews – Bi-Lingual Planner
Danielle@Masterplantexas.com
214-846-2547
Established in 1981, Masterplan is a
v
Texas real estate services firm that
consults with businesses, individuals,
utilities, and government agencies
regarding land use matters, including
zoning, economic incentives,
subdivisions, building permits, and other
development approvals.  
 GAF
www.GAF.com
Tommy Richardson – VP Community Relations
Wayne Scott - Plant Manager
Brandon Mogan - President
Tora Consulting (Emissions)
Shawn Williams -Vice President
Allyn Media (Public Relations)
v
GAF is the leading roofing manufacturer
in North America, with plants
strategically located across the country.
More homes and businesses in the U.S.
are protected by a GAF roof than any
other product. GAF protects what
matters most for over 130 years. 
 Timeline: New Facility Buildout & Related Impact at West Dallas Site

Rezoning (PD/SUP)
Reduce Raw Reduce Raw Reduce Raw Final Raw
Material & Material & Material & Material &
Reduce Raw Shingle Shingle Shingle Shingle
Material Production Production Production Production
Production
in Dallas
 Introduction of
Community Organizations

▪ West Dallas One - Raul Reyes

Statement

▪ Singleton United / Unidos – Jaynie Cisneros

Statement

▪ Builders of Hope – James Armstrong

Statement

▪ Others?
 Introduction of
City of Dallas
● Council Members

● Plan Commission – Deborah Carpenter D-6

Tony Shidid – Chair
● Environmental Comm-Kathryn Bazan - Chair
Esther Villarreal D-6
● Department of Planning + Urban Design
○ Director - Julia Ryan
○ Assistant Director – Andreea Udrea
○ Assistant Director – Andrea Gilles

● Office of Environmental Quality

○ Director – Carlos Evans
○ Air Division Manager - Paul White
 2600 Singleton Site
• Asphalt Shingle Manufacturing

• Deemed “Essential Business”

• Over 80 Years in Operations

• Employs 150+ people (present)

• United Steelworkers Union

• Pre-Dates City of Dallas – Annexed in 1954

• Singleton is an industrial corridor in transition

• Trucks contained on site / no idling policy

 Singleton Corridor Authorized Hearing
• To Determine Proper Zoning

• Current Zoning Includes

○ Community Retail
○ Industrial Manufacturing
○ Industrial Research
○ Single Family
○ Townhouse
○ Mixed Use
○ Planned Development
Districts

• 256 Acres
West Dallas Community Vision Plan
 Plan Comparisons
2600 Singleton Singleton Corridor West Dallas Community
Vision Plan Authorized Hearing Vision Plan
Size: 27 Acres 256 Acres 5500+ Acres
Scope: Single site Multiple sites on Singleton Blvd All of West Dallas

Goal: Rezone the site Rezone the area Guide future development

Tool: Zoning ordinance Zoning ordinance Planning document

– Planned District – Multiple districts -Focus areas
Acceptance: City Council Approval City Council Approval City Council Adoption
– Ordinance – Ordinance - Recommendation
Industrial Not allowed after 2029 Unknown, but may be allowed Allowed
Uses:
Remediation: Yes - Voluntary No requirement No requirement

Enforcement: By City via Code Compliance By City via Code Compliance None

Sponsor: Private - GAF Public – City of Dallas Public – City of Dallas

 Goals of WDCVP
West Dallas 2600 Singleton Vision Plan - Alignment
Community Vision Platform Goals
Housing MU provides for residential development. Depending on the mix of uses,
Sustainable Neighborhoods could be as much as 2000 units with both affordable and market rate units.
The development will support surrounding neighborhoods with retail,
restaurants and small businesses. Publicly accessible green space is
open to the neighborhood.
Transportation Support for alternatives to auto uses. Density helps justify transit.
Safety Current design standards emphasize safety for residents and neighbors.
Lighting, structured parking, wide sidewalks, traffic calming, etc.
Environmental No industrial uses after 2029. Emission reductions already achieved.
Community Health and Wellness Publicly accessible green space is open to the neighborhood.
Economic New development of mixed-use project with jobs in commercial
establishments, restaurants, retail and office areas. Entrepreneurial
opportunities. Construction jobs during the development period.
Education MU allows for educational facilities such as vocational training.

Leadership Establish an association of residents for management input.

Current Zoning Conditions

Industrial
Zoning
 Population Trends
Residential in Industrial Area Transit Desert
Transitioning West
Mix of Uses
Residential Shown
 Method Comparison
Zoning Ordinance Amortization

Relationship: Collaborative Adverse

Risk: Certainty of outcome Unknown outcome
Outcome: No industrial uses, site remediation, Industrial or unknown
residential
Timing: 7 Years, 2029 Perpetual or Appeal Process (many years)
Cost: High, paid by GAF Higher, paid by GAF, Community, City
Input: Community engagement and owners Owners only
Future Uses: Residential, retail, restaurant, commercial Industrial or unknown
Site Cleanup Yes Unknown, not required
Zoning Case Filed - Concept Plan
Z212-338 on 09/07/2022
 Zoning Case Filed - Conditions
Z212-338 on 09/07/2022

https://masterplantexas.com/wp-content/uploads/PlannedDevelopmentConditions.pdf
 Zoning Case Filed - Purpose
Z212-338 on 09/07/2022

(f) MU-3 and MU-3(SAH) districts.

(1) Purpose. To provide for the development
of high density retail, office, hotel, and/or
multifamily residential uses in combination on
single or contiguous building sites; to encourage
innovative and energy conscious design, efficient
circulation systems, the conservation of land, and
the minimization of vehicular travel. Additionally,
the MU-3(SAH) district is created to encourage
the provision of affordable housing.

https://codelibrary.amlegal.com/codes/dallas/latest/dallas_tx/0-0-0-78645
 Zoning Case Filed - Uses
Z212-338 on 09/07/2022
(2) Main uses permitted.
(A) Agricultural uses.
-- Crop production. G) Office uses. -- Nursery, garden shop, or plant sales.
(B) Commercial and business service uses. -- Alternative financial establishment. [SUP]
-- Catering service. -- Paraphernalia shop. [SUP]
-- Financial institution without drive-in w(indow.
-- Custom business services. -- Personal service uses.
-- Financial institution with drive-in window. [DIR]
-- Electronics service center. -- Medical clinic or ambulatory surgical center.
-- Restaurant without drive-in or drive-through service. [RAR]
-- Labor hall. [SUP] -- Office. -- Restaurant with drive-in or drive-through service. [DIR]
-- Medical or scientific laboratory. (H) Recreation uses. -- Swap or buy shop. [SUP]
-- Tool or equipment rental. -- Country club with private membership. -- Temporary retail use.
(C) Industrial uses. -- Private recreation center, club, or area. -- Theater.
-- Gas drilling and production. [SUP] -- Public park, playground, or golf course. (K) Transportation uses.
-- Temporary concrete or asphalt batching plant. (I) Residential uses. -- Heliport. [SUP]
(D) Institutional and community service uses. -- College dormitory, fraternity or sorority house. -- Helistop. [SUP]
-- Adult day care facility. -- Duplex.
-- Cemetery or mausoleum. [SUP] -- Railroad passenger station. [SUP]
-- Group residential facility. [See Section 51A-4.209(3).]
-- Child-care facility. -- Transit passenger shelter.
-- Multifamily.
-- Church. -- Residential hotel.
-- Transit passenger station or transfer center. [By SUP
-- College, university or seminary. -- Retirement housing. (L) Utility and public service uses.
-- Community service center. [SUP] (J) Retail and personal service uses. -- Commercial radio or television transmitting station.
-- Convalescent and nursing homes, hospice care, -- Alcoholic beverage establishments. [See Section 51A-4.210(b)(4).] -- Electrical substation.
-- Convent or monastery. -- Animal shelter or clinic without outside runs. [RAR] -- Local utilities. [SUP or RAR may be required. See Section
-- Foster home. -- Auto service center. [RAR] -- Police or fire station.
-- Halfway house. [SUP] -- Business school. -- Post office.
-- Hospital. [RAR] -- Car wash. [RAR] -- Radio, television, or microwave tower. [SUP]
-- Library, art gallery, or museum. -- Commercial amusement (inside). [SUP may be required.
-- Open-enrollment charter school or private school. [SUP] -- Tower/antenna for cellular communication. [See Section
-- Commercial amusement (outside). [SUP]
-- Public school other than an open-enrollment charter school. -- Utility or government installation other than listed. [SUP]
-- Commercial parking lot or garage. [RAR]
[RAR] -- Convenience store with drive-through. [SUP]
(M) Wholesale, distribution, and storage uses.
(E) Lodging uses. -- Dry cleaning or laundry store. -- Mini-warehouse. [SUP]
-- Extended stay hotel or motel. [SUP] -- Furniture store. -- Office showroom/warehouse.
-- Hotel or motel. [RAR] -- General merchandise or food store 3,500 square feet or less. -- Recycling buy-back center [See Section 51A-4.213 (11).]
--Overnight general purpose shelter. [See Section 51A-4.205(2.1).] -- General merchandise or food store greater than 3,500 square feet. -- Recycling collection center. [See Section 51A-4.213 (11.1).]
(F) Miscellaneous uses. -- General merchandise or food store 100,000 square feet or more. -- Recycling drop-off container. [See Section 51A-4.213
-- Attached non-premise sign. [SUP] -- Household equipment and appliance repair. (11.2).]
-- Carnival or circus (temporary). [By special authorization -- Liquor store. -- Recycling drop-off for special occasion collection.
-- Temporary construction or sales office. -- Mortuary, funeral home, or commercial wedding chapel. -- Trade center.
-- Motor vehicle fueling station.
 Develop Vision Statement

A giant notepad to write down ideas for the vision and markers. (Shalondria)
 Meeting Activity
Each board will ask ask a question. Please put a dot on you answer.

Maps of Dallas County with Dallas outlined:

● Where do you live?
● Where do you work?
● Where do you go to shop, eat, school, play?

Other Boards:
● Transportation? Transit (Bus, Train), Automobile, Walk/Bicycle
● How long have you lived in this area ?
● What kinds of uses do you like?
Residential, Shopping/Restaurant, Commercial, Recreational
 Timeline for Zoning Process

• Production Reductions 2017

• Emissions Reductions Fall 2022
• Community Meetings Fall 2022 to Spring 2023
• City Plan Commission Summer 2023
• City Council Consideration Fall 2023
• Ordinance Approved Winter 2023
• Production Reductions begin 2027
• Cease Production 2029
• Redevelopment
 Timeline: New Facility Buildout & Related Impact at West Dallas Site

Rezoning (PD/SUP)
Reduce Raw Reduce Raw Reduce Raw Final Raw
Material & Material & Material & Material &
Reduce Raw Shingle Shingle Shingle Shingle
Material Production Production Production Production
Production
in Dallas
 Meeting Schedule
2022-2023

• Mtg #1 – Vision Process November 30 6:00 pm AMRC

• Mtg #2 – Emissions Discussion January 11 6:30 pm NDRC
• Mtg #3 – Zoning Discussion January 24 6:30 pm NDRC
• Mtg #4 – Design Charette February 7 6:30 pm NDRC
• Mtg #5 – Recommendations February 21 6:30 pm NDRC
• Mtg #6 – Final Presentation TBD
• Additional Mtg if needed TBD

AMRC - Anita Martinez Recreation Center 3212 N Winnetka Ave, Dallas, TX 75212
NDRC - Nash Davis Recreation Center 3710 N Hampton Rd, Dallas, TX 75212
 Questions & Answers

Statements

Thank you for Attending

https://masterplantexas.com/gaf-4