On February 16, 2005, Preservation Texas, our statewide non–profit partner, added Dallas’ inner–city neighborhoods teardowns to its list of endangered properties. We joined yet another list where the growing concern for teardowns of older houses is changing the appearance and challenging the stability of our neighborhoods.

At almost the same time, the city's Single Family Housing Standards Task Force is discussing language for a new overlay zone that would offer short– and long–term solutions. Entitled “Neighborhood Stabilization Overlay Zone”, the new zone would require a petition from property owners, an application fee, and proposed boundaries to be submitted and approved by the Planning Department. If approved, the overlay would set up a one–year stabilization plan that would set standards for new building height, garage orientation and location, front and side setbacks, front façade
area, and total square footage for a new buildings, including garages. The imposed standards are set by the median determined from adjacent buildings within a fixed distance from a vacant lot.

The interim year period would grant applicants the opportunity to choose from a larger set of building standards that would include some of the short–term applications. The current proposed ordinance might allow height, number of stories, garage orientation and location, front and/or side setbacks, front façade, and lot coverage.

As a complement to the other existing overlay zones of conservation, historic or planned development districts, the final “Residential Stabilization Overlay Zone” would satisfy the most critical component of neighborhood and property owner concern which is granting a level of “predictability” for new construction.

The proposed overlay zone does not stop teardowns. Despite that, it brings a much quicker “fix” to the epidemic of teardowns than what now exists. Neighborhoods may choose to take a bold step or wait out the consequences of inaction. This proposal still allows new construction but focuses the building toward assimilation into the context rather than reflecting individual preferences without regard to the surrounding historic fabric.

This new proposed district may be the answer to the denigration of our inner–city neighborhoods. Let's hope it helps.

W. Dwayne Jones,
Executive Director
March 25, 2005