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Zoning in: Will City reforms attract good development or strain old neighborhoods?


Dallas City Skyline from above

by Michael Cintron


The City of Dallas Planning & Development department is in the middle of a zoning reform initiative that, in its words, looks to "align City code with the realities of today and ensure it supports the kind of future Dallas wants to create." The department has collected a series of public comments and has posted them online.


Friends of Bachman Lake attended a recent public review of the Zoning Reform presentation and asked questions about areas of concern and how designating a zone commercial/light industrial, for example, might prevent better use of an area in need of a mix of housing and businesses. 


The City's efforts aim to address these matters by taking into account several factors, including recent legislation that limits a municipality's ability to issue certain zoning and occupancy ordinances that might run counter to state law. Critics of the state law say that removing certain local restrictions could result in more density and upset the character of single-family neighborhoods. There could there be another side to this coin which we believe is far less controversial.


During the presentation by Planning & Development, we got the impression that, rather than focusing on upsetting single-family zones, the City might be more focused on the unrealized opportunities in areas that are under-utlized and zoned for activities that are no longer compatible with the area. Sections along the DART Green Line at Royal Lane, Walnut Hill and Bachman stations come to mind. There's a lot of concrete there with a smattering of disparate businesses. Plus, that "bridge to nowhere" could use some foot traffic (hint hint). Connecting Bachman Station with the Skate Park has been on our wish list for quite some time, and that new Greyhound Station across from the station means it's time for the City to not just spell "intermodal" but use it in a sentence. In short, there is no shortage of opprtunities to leverage what has already been created to make the area better. That will take zoning reform. We've now circled back.


The Dallas Zoning Reform initiative lists its objectives:


  • Implement Forward Dallas, the City's comprehensive plan

  • Organize the code as a user-friendly, predictable, and consistent document

  • Create new opportunities for diverse and affordable housing

  • Promote sustainable and resilient development

  • Integrate objective design standards into the districts

  • Reduce dependence on special approvals

  • Increase transparency of development approvals


The Department of Planning & Development also encourages residents to ask questions and communicate ideas and concerns about how possible zoning enhancements will affect them.


For example:


  • Whether your neighborhood provides a range of housing options – not just single-family homes or luxury apartments

  • Where shops, restaurants, and other businesses can be located

  • Whether it's possible to walk, bike, or take transit – or if driving is the only real option

  • How new development fits into established communities


Dusting off 40-year-old rules and remaking a code policy for the future is quite the undertaking which is why we encourage you to stay updated and ask questions.


If you think you can't make a difference, consider this: Recently, community voices helped convince City Council to deny the ALMC Recycling, LLC (Weir Brothers) application for concrete and asphalt crushing and concrete batch plants on Luna Road. This facility is located near park property along the Elm Fork of the Trinity in Northwest Dallas.


Regrettably, the 40-year-old way of thinking has been to allow such activity there because "that's the way it's always been" and "where else would you put something like that?"

While these decisions don't directly fall under the purview of the Planning & Development department, it shows how all the initiatives you hear of, from the Dallas Bike Plan to Forward Dallas, are connected and help guide the key decision makers at City Council.


Don't forget that your voice is the most important key to making all kinds of changes. Now, that's a batch to process. Stay involved.




 
 
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