Preston-Royal Tower Project Clears City Council With Reduced Building Height

Comment The Dallas City Council in a 9-6 vote approved a controversial zoning change at the southwest corner of Preston Road and Royal Lane Nov. 10 to allow for a mixed-use, high-rise development, with reduced building heights and additional traffic mitigation measures. Dallas District 13 City Council member Gay Donnell Willis moved to approve the zoning change with a maximum structure height of 199 feet. The maximum structure height allowed by the area’s current zoning is 54 feet. Willis’ motion also specified that an emergency vehicle traffic signal be installed at the intersection of Royal Lane and the driveway of Dallas Fire-Rescue Station 41 in the 5900 block of Royal Lane to allow for egress of emergency vehicles, that a new signal controller, signal, traffic control cabinet, and vehicle detection equipment be installed for the signal at the intersection of Preston Road and Royal Lane, and that preparations be made for a corridor traffic signal timing study for various traffic signals in the area before a building permit is issued for the project. After motions by District 11 Dallas City Council member Bill Roth to further reduce the height of the buildings and to hold action on the case until Dec. 9 failed, Willis’ original motion passed in a 9-6 vote. “Over the past year, there’s been a lot of listening and a lot of work to bring this project to where it is today,” Willis said. “Almost 40% reduction in height.” Roth had proposed an amendment that would have further reduced building height and added additional parking space requirements, but his amendment failed in a 9-6 vote. His follow-up amendment to hold the case under advisement until Dec. 9 also failed in a 9-6 vote. Roth called the reduced height in Willis’ motion “significantly inadequate.” “My district is directly across the street from this project,” Roth said. “Any decision on development of this intersection is going to create a precedent for the development of the other three corners at this highly congested and popular intersection.” Background About the Project The plan approved by the city plan commission in August included building a hotel/residential tower up to 240 feet, or about 19 stories, another residential tower up to 210 feet, or about 18 stories, and an office building up to 190 feet. Willis at the Oct. 14 city council meeting moved to defer a vote on the case until Nov. 10. It was the second time a city council hearing on the project had been delayed since the city plan commission OK’d the rezoning on Aug. 6. Neighbors have expressed concerns about the height proposed and potential traffic impacts of the plan. Willis cited traffic as neighbors’ top concern when she announced that she planned to seek a deferral, which was officially OK’d by the city council on Oct. 14. Willis’ Oct. 9 announcement that she intended to seek a deferral on the Preston-Royal case came the same day a newly formed political action committee formally submitted notice of intent to circulate a recall petition against Willis. A group of residents threatened a recall effort in August after calling for a delay on three contentious zoning cases, including the Preston-Royal case, for 120 days. To get the recall placed on the May 2027 ballot, organizers will need signatures from 15% of registered voters in Dallas City Council District 13. What Was Said in Public Comments Concerns about traffic impact to the surrounding area and the height of the proposed structures remained at the Nov. 10 meeting. Margaret Chabris, who’s involved with Preserve Preston Hollow, said at the Nov. 10 city council meeting that neighbors support development of the corner, which was impacted by the 2019 tornado, but remain opposed to this project amid concerns about the height of the buildings. “Please don’t confuse opposition to excessive height with opposition to progress,” Chabris said. Suzann Armitage said she supports additional housing options in the area, but doesn’t support the project because of its height, potential traffic impacts, and the project’s fit with the existing neighborhood. “I am very, very much for the creation of additional affordable housing,” Armitage said. “We don’t need … a high-rise development right here where the traffic will be unbelievable and where it alters the character of our neighborhood.” St. Mark’s School of Texas’ CFO Summer Loveland said the school’s leadership share concerns about “increased density, increased traffic, and safety issues, and the overall size and height” of the proposal. “While we recognize the need for greater investment in the city that we all share, there are serious concerns about increased density, increased traffic, and safety issues, and the overall size and height of the current proposal” Loveland said. Loveland also raised concerns about whether Fire Station 41, rebuilt after the 2019 tornado, would be sufficient to serve the development. The developer, other neighbors, and stakeholders argued that the project evolved through community input and would provide additional housing, retail, and more to the neighborhood. Developer Leland Burk said at the Nov. 10 meeting that the project represents about $800 million in private investment and that he and his team “recognize the importance of” the neighborhood. “Our project transforms an aging retail center and expansive parking lots into a vibrant, walkable, mixed-use destination,” Burk said. “Since October 2025, we have … collaborated and worked closely with residents.” North Dallas Chamber President Emeritus Ken Malcolmson said the project will bring new housing, hotel, office, and restaurant space, and grow the tax base. “At a time when our city faces significant budget challenges, growing our tax base through private investment is an important part of the solution,” Malcolmson said. Victor Toledo, though, who lives in the area, said his family was also impacted by the 2019 tornado and he’s optimistic about the development. “It’s very thoughtful, very well planned out,” Toledo said.