North Dallas’ Pepper Square shopping center to undergo major renovations and will cost a lot of money

Dallas, Texas – A shopping center in North Dallas, known as Pepper Square Shopping Center, is set to undergo significant renovations, eliciting both applause and skepticism from the local community. Situated at the bustling intersection of Preston and Beltline, the center has been a fixture for many years. Recently, however, it’s been grappling with fewer visitors and a dwindling number of shops. These challenges have compelled Henry S. Miller, the owner and developer, to devise a rescue strategy.

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Miller’s revitalization plan involves the construction of approximately 980 apartment units complemented by new retail spaces, restaurants, and two acres dedicated to green areas.

Lee Kleinman, Senior Advisor for Henry S. Miller said in a statement:

“Henry S. Miller is pleased to bring a vibrant mixed-use development to North Dallas as the New Pepper Square.  After 2 years of discussions and 10 community meetings, we are pleased to deliver over 2 acres of green space, walkable streets, trail connectivity and a curated mix of neighborhood serving restaurants and retailers.  Pepper Square has served this community for generations and we look forward to the New Pepper Square continuing for generations to come.”

More details on the proposal, including key stakeholders can be found online here .

“Pepper Square certainly needs renovation. We’re happy to see that,” said Matt Bach, a far North Dallas resident.

Bach mentioned that while nearby homeowners support the renovations at Pepper Square, they are worried about the potential overdevelopment in the already crowded area. He expressed concerns that the proposed hundreds of new housing units could exacerbate traffic issues, especially given the shopping center’s location near one of Dallas’s busiest crossroads.

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“Preston Road is congested significantly to the point where North Central Texas Council of Governments is looking already at mitigation measures, and this plan will only add to it,” Bach explained.

Furthermore, Bach noted that other apartment projects have already been approved in the vicinity. He argued that the number of apartments in the Pepper Square development should be reduced to help manage growth more effectively.

“[The plan] looks a lot more like Vegas than far North Dallas. It’s starkly out of character with our neighborhood and it just it seems like is sort of a jumble of apartment buildings thrown on top of commercial buildings,” Bach said. “It’s 95% residential and only a small amount of retail. So, we’re going to be competing with many, many other residents for city services, police, fire, schools, ect.”

Just down the road, the Hillcrest Village shopping center at the corner of Hillcrest and Arapaho stands as a successful model of rejuvenation. Experts in urban planning note that such projects not only revitalize older areas but also expand housing and dining choices for the expanding population of Dallas.

“We’ve been attracting new people to the metroplex area,” said Siram Villupuram, a UTA Finance & Real Estate Associate Professor. “So, the question is where do we want to place them?”

Villupuram, who also lives near Pepper Square, acknowledges that the area has seen better days but believes that projects like Pepper Square can offer significant long-term benefits.

He argues that such developments could attract a younger demographic, create employment opportunities, and enhance city revenues through increased density. These benefits could help address some local concerns, such as traffic, by providing funds to possibly expand the intersection. The proposal is set to be reviewed by the Dallas City Planning and Zoning Commission on Thursday, Aug. 8. Bach and many others intend to express their views at the meeting.

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“So, I hope they say no to this, come back with a better development, work with the neighborhood. I’m sure we can find something that works for both of us,” Bach said.