In a display of remarkable efficiency, Dallas plan commissioners managed to discuss a rezoning in North Oak Cliff that was both antiquated and long overdue in just seven minutes. Seven! That’s about enough time to finish a cup of coffee, assuming you don’t savor the taste of bureaucracy. This rezoning aims to not only clean up outdated zoning regulations but also to welcome a new range of businesses and accessory dwelling units (ADUs) faster than you can say “zoning alphabet soup.”
The North Cliff neighborhood—nestled conveniently within a conservation district that was enthusiastically approved in 1996 (because who doesn’t love a good throwback?)—is the third of five areas making the leap towards better zoning thanks to something called the West Oak Cliff Area Plan. An authorized hearing isn’t kicked off by developers looking to cash in—which, you know, is a refreshing twist—but rather by neighborhood or city initiatives. Because real estate in Dallas is just like your last family reunion: everyone wants a say, yet no one wants to get bogged down by awkward conversations.
To frame it quite literally, North Cliff is bordered by Twelfth Street on the north, Chalmers Street on the east, Clarendon Drive on the south, and Ravinia Drive on the west. Architectural styles here range from Tudor Revival to Spanish Eclectic—like a mini United Nations of design—but what really unites them is a common theme: they were probably built when people believed avocado green appliances were a good idea.
Rezoning Shenanigans
The good news is that the rezoning proposal is not just talk. It includes development regulations spanning about 5.15 acres along Pierce Street from Catherine Street to the alley north of Gladstone Drive. Spoiler alert: this is where the magic happens—or at least where zoning happens. The City Plan Commission recommended approval on January 23rd, but the City Council will ultimately decide if this rezoning is cool enough for mainstream acceptance.
District 1 Plan Commissioner Christian Chernock decided to throw in a minor amendment that allows both single-family and non-residential uses on a specific block—because why not spice things up? “I made this change because it’s a unique lot with both residential and commercial history. If we didn’t, we might doom it to become just another empty lot waiting for Netflix to film their next documentary about the slow degradation of urban infrastructure,” Chernock quipped, though I suspect he was serious.
If the City Council gives this the green light (a.k.a. the official “OK, let’s not mess this up more than we already have”), the zoning will clear up confusion for 15 single-family homes currently squatting on commercial property. Yes, those homes have had a tougher time finding a parking spot than you do during the Super Bowl. Chernock added, “This zoning change will provide those pesky small commercial buildings some much-needed parking relief. I mean, even the buildings want to breathe a little.”
Excitingly, the rezoning also gives a warm welcome to ADUs by right, sends packing unwanted units like batch plants and fuel stations (because who wants to wake up to that?), and invites desirable retail and restaurants to the party. “I’m thrilled this is finally happening; it’s been a decade in the making,” Chernock said, probably while sighing deeply into his coffee cup.
The West Oak Cliff Area Plan: A Love Story
The West Oak Cliff Area Plan takes a deep dive into what the community dreams of for North Cliff, which isn’t unlike teenagers discussing their ideal prom date. The plan, unanimously adopted last October, expresses a fervent desire to preserve historic commercial structures, allow small retail businesses to flourish, and create spaces for community activities—like a tool-lending library for all those DIY disasters waiting to happen.
In short, the plan aims to protect single-family homes while also dabbling in the world of ADUs and live-work spaces. It talks about maintaining existing scale and character—basically asking, “Please don’t let this area look like a barren wasteland 10 years from now.” There are even mentions of shared parking agreements and reducing parking ratios so that developers can meander through their great ideas without negotiating every parking space like it’s the last slice of pizza at a party.
As we look forward, Elmwood and Jimtown have already jumped on the rezoning bandwagon, courtesy of WOCAP, and it remains to be seen when the Hampton-Clarendon neighborhood will get its moment in the limelight. Will it be later this month? Who knows? But one thing is for sure: the saga of Dallas zoning continues with all the drama, intrigue, and unexpected plot twists befitting a soap opera.
