City Council Wrap Up – Aug. 18, 2025

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City Council

-City Council-

Attendance

Present: Mayor Slack, Council President Briggs, Councilors Barrientos, Blosser, Holsapple, Jantz, Schilling, Shein, and Spivey.

Absent: Councilor Fitzgerald

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Introductions, Recognitions, Proclamations

Public Works employee introductions

Spencer Hise, Lead Mechanic with the City of Dallas introduced Kyle, a new mechanic with the Fleet Maintenance Division.

Jennifer Ward, Public Works Director, announced the promotion of Jake Dyer as the new Assistant Public Works Director. Jake has worked with the city for 17 years, most recently as the Water Division Supervisor.

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PUBLIC HEARING

Annexation and zone change at 415 Hawthorne Avenue

The owner of 415 SE Hawthorne Avenue has requested to be annexed into the city and change their zoning to Residential High Density (RHD). The Planning Commission held a public hearing back in July of 2025 and voted to approve this annex and zone change.

The Council held a public hearing on this annexation and zone change.

*Map showing the property to be annexed, pg. 24 council agenda.*

Staff Report

First in the hearing, Chase Ballew, City Planner presented the staff report to the Council. The property at 415 Hawthorne Ave. is about 1 acre in size. It was noted the property to the north is owned by the city, and is intended for the future expansion of SE Hankel Street. Construction is also currently underway to extend the sewer down Hawthorne Ave.

The zone change to RHD matches the property to the west of it, which is the Greenway Estates.

The La Creole Master Plan was approved after this application was received by the city. So technically the application is not subject to that plan’s zone type. However it was noted the plan shows this property would be Residential Medium Density (RMD) since it would be south of the future Hankel St.

The property meets all other needed requirements to be annexed and zoned as RHD.

Councilor Shein noting the current single family homes on the street, asked why the RHD zone was chosen for this property? Ballew shared two factors two go into the zoning selection. First, the surrounding zones to the property are considered, and there is RHD to the west. Second, the owners intended purpose for the property matches a zone of RHD.

Shein asked to confirmed it was based on what the owner wanted to do with the property, and Ballew confirmed. City Manager Latta added the applicant actually proposed the zone type to the city, and the city confirmed it matches regulations and requirements.

Council President Briggs asked for the transportation study information from the application. Ballew stated the property would not generate enough traffic to require a traffic study. The requirement for a traffic study is 300+ daily trips generated from a property. A 1 acre site zoned at RHD does not generate 300 daily trips.

Briggs asked why there is no adverse affect when Hawthorne Ave. is currently a dead end street, and connected to a highway (E Ellendale Avenue). Ballew said it would not fall under the acceptable performance standards. It does not fall below a grade of C (on a scale of A to F) used by the city to determine streets and the proposed impact on them. Ballew also added the future connection to Hankel St. would also improve any traffic burden from this site.

Councilor Hosapple wondered how Hawthorne Ave. (being a dead end road) is considered a major roadway. Ballew shared the classification is based on the future intended use of the roadway, not the current condition. City Manager Latta added that Hawthorne Ave. in the future will be similar to SE Lacreole Drive as a “major collector road”.

*Current road classifications for Dallas, under the 2008 Dallas Transportation System Plan, pg. 185.*

*Zoomed into the area in question. Note the age of this map which shows Academy Street and much of Barberry Aveune as future roads.*

Councilor Hosapple asked for clarification that Hankel St. will eventually connect to Hawthorne Ave. and Hawthorne Ave. will connect to SE Academy Street. City Manager Latta confirmed the current transportation system plan (TSP) does show those would be connected. The new TSP currently under development may or may not keep those connections.

Council President Briggs confirmed that Hawthorne Ave. will be similar to Lacreole Dr. Then asked for the width of Lacreole Dr., and how wide Hawthorne Ave. is currently. Ballew noted the current right of way on Hawthorne Ave. is 60 ft. Lacreole Dr. was estimated to be 60 or 80 ft.

The City Manager shared that future Hawthorne Ave., when fully built out as a city street, would be widened and have curbs and sidewalks. It could be 7 ft on either side of Hawthorne Ave. when fully expanded. However, City Manager Latta noted that is still years in the future and the application tonight doesn’t include that expansion. Ballew noted expansion happens when individual property owners develop their land.

Councilor Shein asked about the daily trips requirement for a traffic study. Given that properties north of the future Hankel St. are expected to be RHD, when does the requirement get met when each property develops individually. Ballew noted as additional properties develop, that need will increase, but a overall group trigger is not specifically known. It was also shared that system development charges and fees will help pay for these studies as development increases.

City Manager Latta explained as things develop around the city, each development looks at their added contribution to the traffic and if it would cause an intersection or road to fail. The intersections in the area are not failing today, and the proposal in the hearing tonight, does not make them reach failure either.

Council President Briggs asked where the data showing non-failing status came from. Ballew said the status came from the Public Works Department, but had no specific document to show.

Councilor Blosser asked what a RHD zone would look like (i.e. 100 apartments?). Ballew shared there are 2 considerations: types of development and density (numbers of dwellings).

Types of development
- Low
  - Single family
  - Duplex
- Medium & High
  - Townhomes
  - Tri-plex
  - Four-plex
  - Cottage clusters
  - Apartment buildings

Number of dwellings
- Low
  - 4-7 per acre
- Medium
  - 6-16 per acre
- High
  - 10-40 per acre

Councilor Blosser asked if that would be 20-80 cars for a RHD on 1 acre (assuming 2 cars per unit). Ballew explained the Institute for Transportation Engineers use a different measurement. A standard single family home generates on average 9.5 trips per day. Multi-family units actually get a smaller number of trips per day on average. This is because they tend to be a smaller family sizes than found in a single home.

Councilor Shein mentioned it’s after a developer submits an application for development that actual numbers would be given for units and anticipated daily trips. Not during a zone change.

Council President Briggs questioned why the RHD was given. The city code which applies to this application talks about RHD being only next to the Central Business District or other commercial zone types. City Manager Latta answered that while the The La Creole Plan does not apply, future development under that plan would set properties to the north as RHD. Those properties are connected to the neighborhood commercial zone and mixed used along Ellendale Ave in The La Creole Plan. So there could be reason to allow RHD on this property. Additionally, it is next to RHD to the west. So the RHD could still fit the criteria questioned.

Councilor Schilling asked to clarify if the Council is setting a policy about where RHD zoning can go. City Manager Latta explained policy is being set but not precedent. The Council can change the applicants requested zone type if desired. The Council could lower the zone to RMD or even Residential Low Density (RLD). However, all future applications for development are subject the The La Creole Plan. So the future plans of the area should be considered for this property.

Councilor Hosapple asked to clarify if an apartment building is typical for RHD and if a RMD zone would be subdivided lots. Latta clarified RMD and RHD both have the same development types. Apartment buildings can go on RMD. It’s the # of dwellings that increase from RMD to RHD.

Low
- 4-7 dwellings per acre
Medium
- 6-16 dwellings per acre
High
- 10-40 dwellings per acre

Councilor Shein and Ballew added that even The La Creole Plan allows for wiggle room as it is developed.

Councilor Schilling asked if system development fees for this property would be added to the future SE Fir Villa Rd. and Ellendale Ave. intersection signal. Ballew said this area doesn’t have any existing rules for that but the updated TSP can explore that for future development. City Manager Latta noted that any fees would happen at the time of the development application. Tonight is just annexation and zone change, so there is still time to update those rules.

Councilor Schilling shared frustration with the way Oregon Department of Transportation (ODOT) grades intersections. Noting that left hand turns are not calculated, only right hand turns. So the true impact might not be considered.

Council President Briggs shared the same concern with intersection grades, and noted the Council needs to keep citizens safe. Briggs also noted the lack of any kind of historic preservation in this area, even as a historic green space.

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Applicant Testimony

Brandon Fahlman is the applicant and owner of the property in question. Fahlman acknowledged the concern over what will be built on the site and traffic. Noting plans are not final, a cottage cluster is the current idea for the site. That would be small detached homes, about 700-800 sq ft, with a shared common courtyard and parking. Hankel St. would be connected with this development.

The choice of RHD was to bring a balance to both sides of the future Hankel and Hawthorne intersection. The properties to the north are set as RHD in The La Creole Plan.

Fahlman noted Council President Briggs‘ concern of changing the neighborhood, but pointed to the housing needs analysis. Also noted the goal of The La Creole Plan is to grow and develop this area, and to consider the future in the Council’s decision.

Councilor Shein asked why RHD was requested over RMD for this site. Fahlman stated it gives him more flexibility for his project. More units can lower housing costs for the future residents.

Councilor Hosapple noted the proposed cottage cluster can fit into RMD. Fahlman agree it could. Hosapple pointed to other proposed developments around the city, and peoples concern about maintaining a small town feel. Fahlman understands the concern and stated being open to direct comments and concerns.

Council President Briggs agreed with Holsapples concern. Believes an updated housing need analysis would be dramatically different from the current one. Briggs also worried about the potential non-local management of the site. Fahlman answered that he would be managing the property directly, and welcomed Briggs to tour any of his current properties. Fahlman said some minds were likely made before the meeting, and noted in the end it is the Council’s decision.

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Public Testimony

Dallas Resident
- Lives on Hawthorne Ave.
- Questioned what will happen with the other corner lot created when Hankel St. continues east from Hawthorne Ave.
- Concerned lawyers and pressure from developers will force the city in the future
- Wondered if low income housing would be used
- Prefers RLD zoning for this property
- Would like a schedule or timeline for the current sewer project on Hawthorne Ave.

City Manager Latta shared some information about the current sewer project, and the plan to pave the entire street at the end of the project. Latta directed the resident to the Public Works Director in the room for more information.

Dallas resident
- Lives on Hankel St.
- Appreciated Council President Briggs concern
- Noted peoples preference to walking the country road
- Expressed concerns with the size of 7 ft in the right of way for future street development
- Doesn’t want to see RHD zoning

Dallas Resident
- Lives on Hawthorne Ave.
- Referenced a comment from the Planning Commission
  - Regarding the lack of seeing an “interest of the community” for the zoning of RHD
- Liked the proposed cottage cluster idea
  - Worried it would expand or be sold to a different developer who would have a different idea for the site
- Asked if their property were to be annexed into the city (if they needed to connect to the sewer), would they have to be zoned RHD?
  - Doesn’t want to be RHD
- Asked if drainage would be a future upgrade to the street

City Manager Latta noted The La Creole Plan, with zoning above Hankel St. marked as RHD. But allowances can be made at time of applications. Latta confirmed drainage would be included in future development. The process of applications for development was briefly explained.

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Applicant Response

Fahlman encouraged the neighbors to reach out directly and talk about their concerns and thoughts which would be considered for development.

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Motion & Voting

Councilor Holsapple asked if edits to the motion could be made. City Manager Latta explained any motion can be given.

Councilor Shein asked for some time to deliberate before a motion was made. Looking at the big picture, development will happen eventually. All cities need more housing, and there is pressure from the state. Given that, Shein felt a RMD zoning is more appropriate than RHD.

Councilor Holsapple agreed with Shein. Expressed concern with the classification of Hawthorne Ave. as a major road, even though the reasoning behind it is understood. Doesn’t believe the need for housing is as big as stated. RMD is preferred for this property.

Councilor Barrientos agrees with the RMD classification. Concerned with seniors who live on the street and their safety in mobility with a RHD zone.

Councilor Schilling noted the specific criteria in the proposal which the Council can use in considering changing the zoning from RHD to RMD. The City Manager corrected the specific criteria in question.

Councilor Shein noted The La Creole Plan showed this property as RMD, even though that plan was not approved when this application was received.

What happened? After the public hearing, the Council voted 7-1 to approve the annexation and zoning with a change from RHD to RMD. This will come back to the Council in the future as an ordinance for readings and a vote to adopt.

VOTE BREAKDOWN

For: Councilors Barrientos, Blosser, Holsapple, Jantz, Schilling, Shein, and Spivey.

Against: Council President Briggs

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Amend the Dallas Development Code on RV parks in the Parks and Open Space zone

Owners of the property at the Dallas Golf Club want to build an RV park on a portion of the land. Before construction can happen, the land needs to be annexed into the city and rezoned to Parks and Open Space (POS). However, the POS zone currently does not allow for RV Parks.

This public hearing was to change the city code to allow for RV Parks in the POS zone type. The Planning Commission held a public hearing in July 2025 and voted to approve the code change.

What is the proposed change to the city code?

Add a new bullet point under DDC.2.5.030 – Allowed Uses in Parks and Open Space (POS) Districts:

Recreational Vehicle Park in conjunction with Golf Courses (Conditional Use Permit Review).