A sprawling lot full of trees and shrubs in southern Dallas is set to transform into housing in 2026, fueling aspirations for a new grocery store in southeast Oak Cliff.
The roughly 90-acre development, called Rivulet, is where more than $23 million in city infrastructure funding is helping pave the way for over 500 new homes and retail space, along with a trail and architecture that embraces the creek that cuts through the property.
“My hope is that, over time, other investors really see southern Dallas as a real opportunity and other areas will start to experience that same level of growth and investment,” said Terrence Maiden, CEO of Russell Glen Company, the development firm building the new project.
The new development is one of the latest projects planned near the University of North Texas at Dallas. Maiden expects to break ground next year. It’s separate from a nearby project from Hoque Global — a billion-dollar, 270-acre development that broke ground in 2025.
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Maiden and some community members said they see promise in Rivulet and hope to gain momentum in Dallas’ southernmost parts, which have long faced underinvestment.
Terrence Maiden speaks about a nearby 90-acre development during Russell Glen Company’s community meeting at UNT Dallas on Dec. 6, 2025.
Jason Janik / Special Contributor
Rivulet follows recent additions to Oak Cliff as a whole, including the construction of a new deck park set to open next year and additions to UNT Dallas. Rivulet’s first phase will focus on housing and residential amenities.
Overall, the development is set to include 300 single-family homes, 240 apartments and 20 acres for retail off the corner of University Hills Boulevard and Camp Wisdom Road. The developer hopes to have a 1.5-mile walking trail, a central park, a dog park and a library. While the development is in its early stages, Maiden estimates its value will be near $200 million once complete.
In November, the Dallas City Council approved a $23.5 million grant to support infrastructure improvements. It was ultimately approved, but some council members asked to defer the funding. Council member Zarin Gracey, whose district includes Rivulet, argued that delays in southern Dallas can result in empty projects down the line. He later said it’s important to have a positive tone around southern Dallas development.
A rendering on display of a future 90-acre development during Russell Glen Company’s community meeting at UNT Dallas on Dec. 6, 2025.
Jason Janik / Special Contributor
“There was a little bit of controversy around that,” Gracey said at a community meeting in December. “When you give them $23 million, what is that going to be for? Well, that property has been vacant for a while.”
Infrastructure costs for the first phase are about $50 million, Maiden said.
“Because the property has been undeveloped for 50 years, it lacked the necessary infrastructure to develop the property, and that’s where I think the city was very instrumental in providing the grant,” Maiden said.
The late Pettis Norman owned the property until Russell Glen bought it from him in 2022. A civil rights advocate and former Dallas Cowboys tight end who invested in real estate, Norman championed equal economic opportunity before his death in July. His vision for growing southern Dallas inspired the project, Maiden said. Rivulet aims to serve as a statement, a push toward investment in the area.
When they first met, Norman was particular about who he would sell the property to, Maiden said. Norman wanted to ensure it was in “good hands,” he said.
“It meant a lot to me that he would trust me with the opportunity,” Maiden said. “It took quite a bit of convincing to convince him that I was the right guy for it. Then, he was patient with me, too.”
Now, Maiden believes Rivulet could serve as a catalyst. Lorie Blair, the council member for nearby District 8, said Rivulet and the new development around UNT Dallas are signs of change. Blair, a former city plan commissioner, said she worked on the project before joining the council.
Infrastructure is moving forward across southern Dallas, Blair said. New water and wastewater lines have been installed, existing infrastructure has been upgraded, and there has been roadwork and discussions about bike lanes. The growth will make for a vibrant, walkable, community-centered area, she said.
“It is a sign of growth and new life,” Blair said. “It means that we will see new progressive developments, whether it be residential, office, entertainment.”
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Gail Terrell, who lives in District 8 and is vice president of the Hidden Valley Homeowners Association, said Rivulet could benefit southeast Oak Cliff more broadly. With groundbreaking planned for next year, the new development could set positive changes in motion for the nearby neighborhoods, she said.
“I’m a firm believer that once we start, it’s going to start to unfold,” Terrell said. “But someone has to be the person that gets it started.”
Southern Dallas has seen fewer grocery store options and limited access to nutritious food, especially compared with other areas of Dallas.
Rivulet is less than five miles from the Shops at RedBird, which Maiden is helping to develop. The mall has added restaurants, retail, educational resources and a host of health-related services. When RedBird tried to add a grocery store, the deal for a Tom Thumb fell through despite nearly $6 million in city incentives.
That was near the end of 2024. Blair said that between the Hoque development and Rivulet, she was confident a grocery store would come to the area. Grocery stores have small margins and need regular shoppers. The new development and amenities could attract a grocer. “We’re going to see some positive changes that will bring the things that this particular community has been asking for and lacking,” Blair said.
Gracey said he was “cautiously optimistic” about the prospective new grocery store at Rivulet. A store is needed, especially with students nearby, he said. However, Gracey said he’s grown tired of trying to justify the need in Oak Cliff.
“I strongly encourage it, but that’s one of those things where I’ll believe it when I see it,” Gracey said.
District 3 Dallas City Council representative Zarin Gracey speaks about a nearby 90-acre development during Russell Glen Company’s community meeting at UNT Dallas on Dec. 6, 2025.
Jason Janik / Special Contributor
Maiden, along with community members, has argued that demand for more grocery options is high in the area, pointing to a bustling nearby Joe V’s Smart Shop, a low-priced concept from H-E-B. Other residents have taken issue with the store, seeing it as a lower-tier option.
Sandra Alridge, neighborhood association president for Singing Hills near the Rivulet space, said she wasn’t a fan of the Joe V’s. She has faith this project will snag a new grocer.
“We want a name-brand grocery store,” Alridge said, cautioning, “There are no guarantees. They build the housing, and they hope that we have enough rooftops to attract a grocery store.”
Groceries or not, Alridge said she was pleased with the new development plans, which she hopes will raise the tax base for those who want to see the neighborhood’s value increase.
Vena Thomas, president of the Glenview Neighborhood Association, which is also close to the new development, said she hopes the neighborhood will be chosen for a new grocery store and that community members will be included in any plans around what it offers. She said the area is settled with people with multigenerational ties to the land, “me being one of them.”
“With that comes a lot of not just history, but wealth,” Thomas said, adding, “There’s a lot more than meets the eye.”
She was pleased with the developer’s efforts to create a trail and keep some green space. Thomas believes Norman, whom she called legendary, intentionally sold the property to someone who understands the community.
Thomas sees opportunities to build upon the neighborhood. Still, like others, she was cautious.
“I have more or less a wait-and-see mindset right now because, of course, their plans are great,“ Thomas said. “It’s all kind of a wait-and-see until things are completed.”
This reporting is part of the Future of North Texas, a community-funded journalism initiative supported by the Commit Partnership, Communities Foundation of Texas, The Dallas Foundation, the Dallas Mavericks, the Dallas Regional Chamber, Deedie Rose, Lisa and Charles Siegel, the McCune-Losinger Family Fund, The Meadows Foundation, the Perot Foundation, the United Way of Metropolitan Dallas and the University of Texas at Dallas. The News retains full editorial control of this coverage.