Zoning Entitlements
Our approach to zoning and entitlement efforts starts with listening, leverages creative placemaking, and results in thoughtfully designed projects that build stronger communities
A half-mile stretch along Henderson Avenue is prepared to claim its place as one of the great retail streets in Texas
Dallas, Texas
Set on a compressed triangular site, 1899 McKinney Avenue rethinks what’s possible for high-rise residential development in Uptown Dallas.
Dallas, Texas
A landmark office tower in Uptown Dallas, 23Springs reclaims valuable real estate for public life—elevating workplace design while anchoring a new pedestrian-friendly urban district.
Dallas, Texas
A celebrated mid-rise meets a refined residential tower, shaping a new chapter for Maple Terrace
Dallas, Texas
Reclaiming the corner as a civic and architectural anchor for Oak Lawn
Dallas, Texas
A bold reinvention of 1980s retail into a dynamic, pedestrian-friendly district
Plano, Texas
Dallas, Texas
Tree-lined promenades, native greens, and café-lined streets shape a new kind of community in McKinney
McKinney, Texas
Designed to serve the hikers, bikers, and yogis along the Trinity River trails, Trailhead is both destination and retreat
Fort Worth, Texas
GFF’s design for Saddle Creek transforms a once-shelved office park plan into a vibrant community destination blending retail, office, and recreation
Prosper, Texas
The first LEED-certified high-rise office building in Dallas, setting new standards for sustainability
Dallas, Texas
Knox Promenade brings vertical density and vibrant public life to one of Dallas’ most walkable urban neighborhoods
Dallas, Texas
The transformation of Old Parkland unites historic preservation with contemporary workplace values in a uniquely Dallas setting
Dallas, Texas
Just steps from The Crescent and 23Springs, this tower joins the next generation of Uptown landmarks
Dallas, Texas
The Hudson delivers high-density living and standout amenities while responding thoughtfully to neighborhood input
Dallas, Texas
The project carefully balances density and design to minimize impacts on nearby residences while enhancing the pedestrian experience
Dallas, Texas
This project contributes significantly to the growth and vitality of the Knox Street shopping district on McKinney Avenue
Dallas, Texas
Integrating office, residential, hotel, and retail uses to energize a 4-acre super block
Dallas, Texas
The project’s Spanish-California style and thoughtful site planning offer residents expansive views, exceptional amenities, and a strong connection to local history
San Antonio, Texas
At GFF, zoning and entitlement efforts are not treated as a bureaucratic obstacle—they’re seen as a design opportunity. When we engage in the entitlement process, we approach it with the understanding that any request for increased height, density, or land use flexibility is ultimately an ask of both the city and the surrounding community. What sets our process apart is our commitment to creating strategies that include meaningful community benefits—often without compromising project viability.
These community givebacks aren’t always costly or complex. In many cases, they take the form of wide sidewalks, street-level open spaces, or thoughtful building placement that enhances the pedestrian realm. We’ve found that by proactively integrating these elements into our designs, we’re able to generate community support and improve the likelihood of entitlement approvals. In urban projects, we frequently propose below-grade parking to enhance street and sidewalk activation and we design public spaces that provide long-term value for the neighborhood, such as plazas, trail connections, tree preservation and thoughtfully place open spaces.
Our track record in entitlement success is also rooted in our deep local knowledge and collaborative mindset. We work closely with zoning consultants, attorneys, and community members, and we’re often recommended by these professionals because we understand the nuances of the process and how to position projects for success from the start. Most importantly, we listen. We adapt designs based on neighborhood feedback, prioritize context-sensitive massing, and ultimately deliver buildings that communities want to support—not just during the zoning process, but after construction is complete, because they improve the quality of life where they are located.