PILLAR: Vibrant
AGENDA DATE: February 11, 2026
COUNCIL DISTRICT(S): 6
DEPARTMENT: Office of Housing and Community Empowerment
PRIORITY: N/A
______________________________________________________________________
SUBJECT
Title
Authorize (1) the adoption of a Resolution of Support for Titanium Housing Partners, LLC and/or its affiliate(s) (Applicant), related to its application to the Texas Department of Housing and Community Affairs for 9% Housing Tax Credits for the development The Pemberton at Dennis to be located at 11301 Dennis Road, Dallas, Texas 75229 (Project); and (2) an agreement with the Applicant for a line of credit in the amount of $500.00 for the proposed multifamily development of the Project - Not to exceed $500.00 - Financing: General Fund
*In alignment with Dallas Housing Resource Catalog.
Body
BACKGROUND
Titanium Housing Partners, LLC (Applicant) submitted a pre-application to the Texas Department of Housing and Community Affairs (TDHCA) for 2026 9% Low Income Competitive Housing Tax Credits (9% HTC) for the development of The Pemberton at Dennis, a ground-up development of a 74-unit mixed-income multifamily complex at Project. The Applicant has site control and may assign the contract to an affiliate.
In the administration of its 9% HTC Program, TDHCA awards application points for a resolution from a governing body of a local municipality on the following basis:
Within a municipality, the application will receive:
§ 17 points for a resolution from the governing body of that municipality expressly setting forth that the municipality supports (Resolution of Support) the application or development; or
§ 14 points for a resolution from the governing body of that municipality expressly setting forth that the municipality has no objection (Resolution of No Objection) to the application or development.
§ 1 point for a commitment of development funding by a local political subdivision in the form of a loan, grant, reduced fees, or contribution of value that equals $500.00 or more for applications in urban subregions.
Within the extraterritorial jurisdiction of a municipality, the Application may receive:
§ 8.5 points for a resolution from the governing body of that municipality expressly setting forth that the municipality supports (Resolution of Support) the Application or Development; or
§ 7 points for a resolution from the governing body of that municipality expressly setting forth that the municipality has no objection (Resolution of No Objection) to the Application or Development
TX Pemberton Dennis 2026, Ltd., a to-be-formed Texas limited partnership, will be the ownership entity. The Applicant is a Dallas-based developer, owner, and long-term asset manager of multifamily housing communities throughout Texas. Titanium Housing Partners, LLC is the successor to the Generation Housing Partners platform and has experience developing, constructing, and managing multifamily housing, including developments utilizing Housing Tax Credits. As a long-term owner, the Applicant has been involved in the development and management of thousands of units across the region.
The Applicant proposes to develop 74 units, to include 14 one-bedroom, 38 two-bedroom, and 22 three-bedroom units. The units will include energy efficient appliances and lighting and other TDHCA-required features. Amenities include a resort‐style ADA compliant swimming pool, community event center, business center, and a 24-hour furnished fitness center, granite countertops, 9-foot ceilings, personal balconies, energy star appliances, faux-wood flooring. The development is located along Dennis Road in northwest Dallas. providing access to neighborhood retail, grocery stores, parks, and public facilities. The site is served by Dallas Area Rapid Transit (DART) bus routes and is located near major roadway corridors, allowing convenient access to employment centers and community services.
If awarded tax credits by TDHCA, the Applicant will work with appropriate City departments during planning and design to incorporate security best practices and community-oriented design principles. The development will include controlled access, camera systems, and other safety features consistent with multifamily best practices.
Total development costs are anticipated to be approximately $25,355,836.00, which includes the acquisition price for the land. The hard cost construction budget is anticipated to be $10,006,006.00 which is $662,202.00 per unit. The total construction amount includes a 5.00% contingency.
|
Proposed Financing Sources |
Amount |
|
Conventional Loan/FHA |
$ 6,543,646.00 |
|
LIHTC Syndication Proceeds |
$17,198,280.00 |
|
Deferred Developer Fee |
$ 1,613,910.00 |
|
Total |
$25,355,836.00 |
|
Proposed Uses |
Costs |
|
Land Acquisition |
$ 2,705,000.00 |
|
Hard Construction Cost and Contractor Fees |
$10,006,006.00 |
|
Soft Costs & Financing Fees |
$ 8,638,303.00 |
|
Developer Fees |
$ 3,425,752.00 |
|
Reserves |
$ 580,775.00 |
|
Total |
$25,355,836.00 |
Upon completion of the development, 7 of the 74 units will be made available to households earning 0.00%-30.00% of Area Median Income (AMI), 27 of the 74 units will be made available to households earning between 31.00%-50.00% of AMI, and 32 of the 74 units will be made available to households earning between 51.00%-60.00% of AMI. 8 units will remain as non-income-restricted market-rate units.
On May 9, 2018, the City Council adopted the Comprehensive Housing Policy (CHP), as restated in the Dallas Housing Policy 2033 (DHP33) and Dallas Housing Resource Catalog (DHRC), Resolution Nos. 18-0704 and 18-1680, as amended on November 28, 2018, which provided a policy including evaluation criteria for developers requiring Resolutions of Support or No Objection for rental housing developments seeking HTC through TDHCA.
On June 12, 2019, the City Council authorized an amendment to the CHP, as restated in the DHP33 and DHRC, to modify the evaluation criteria for developers requiring Resolutions of Support or No Objection for rental housing development seeking HTC through TDHCA by Resolution No. 19-0884. The modified evaluation criteria include standard thresholds for both 4.00% and 9% HTC applications such as evidence of site control, TDHCA minimum site standards, affirmatively further fair housing, and other requirements.
On December 10, 2025, the City Council adopted the Drivers of Opportunity Policy Framework. The Omnibus Resolution No. 25‑3452A updates and consolidates previous policy resolutions, including the adoption of DHP33 by Resolution No. 23-0443, to reflect the adoption of these strategic policy changes across City departments, reinforcing City priorities and streamlining operational directives.
The evaluation criteria for 9% HTC applications seeking a Resolution of Support also requires applications meet a priority housing need of the City. The applications must meet at least one of the following six priorities:
§ The project has been selected to receive City funding such as Community Development Block Grants, Home Investment Partnerships Program, or General Obligation Bond funding;
§ The applicant intends to partner with the Dallas Housing Finance Corporation or Public Facility Corporation,
§ The proposal involves the redevelopment of public housing owned by the Dallas Housing Authority under the Choice Neighborhoods, Rental Assistance Demonstration, HOPE IV, or other similar U.S. Department of Housing and Urban Development programs that may be created;
§ The project is located in a census tract with a poverty rate below 20.00%;
§ A 50-unit project dedicating 20.00% of the units for tenants referred from the Continuum of Care list.
Applications that do not qualify as a priority housing need must score at least 50 points based on if the proposed project is mixed income, includes a non-profit or historically underutilized business, its proximity of amenities to the development site, and resident services to be provided.
The Project is qualified to receive a staff recommendation for a resolution of support as it is a priority housing need development located in a census tract with a poverty rate below 20% (16.76%). The proposed site has a Market Value Analysis market type “F” and is surrounded by market type ‘H’.
PRIOR ACTION/REVIEW (COUNCIL, BOARDS, COMMISSIONS)
The Housing and Homelessness Solutions Committee was briefed by memorandum regarding this matter on February 3, 2026. <https://cityofdallas.legistar.com/View.ashx?M=F&ID=15131298&GUID=E94F82B5-8650-48D0-8D9C-E661B22E3A9F>
The Housing and Homelessness Solutions Committee was briefed by memorandum regarding this matter on February 10, 2026. <https://dallascityhall.com/government/citymanager/Documents/Council%20Materials/26-343A.pdf>
FISCAL INFORMATION
|
Fund |
FY 2026 |
FY 2027 |
Future Years |
|
General Fund |
$500.00 |
$0.00 |
$0.00 |
MAP
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