Remodeling a Non-Contributing Home: Draft Ordinance, Exhibit A, Section e.
4) If a noncontributing structure is remodeled, the remodeling must be compatible
with the standards for its existing architectural style or one of the 5 contributing
styles (Tudor, Spanish Revival/Eclectic, French Eclectic, Colonial Revival,
Neoclassical) for that element of the structure being remodeled. All subsequent
remodeling must be in the same architectural style as the first remodeling in the
contributing style.
I know what was said during Petitioning. . . Non-Contributing homes would only be subject to height and setback type restrictions, but the discussions that happened in however long we’ve talked about Styles, it evolved to where we are because if Non-Contributing has no regulation then someone could apply for a remodel of a NC home, take it down to a couple of walls and then rebuild like that black house on [x street] that everyone… complains about.“
Summer Loveland Head of the Neighborhood Committee, Meeting 15
Non-Contributing homes may remodel without restriction.
Bait and Switch
- Telling us during Petitioning that our Non-Contributing Homes would be allowed to remodel without style restrictions like the current CD2
- Get our signatures on the Petition.
- Re-iterate that Non-Contributing homes remain unrestricted in the Pre-Petition Meeting in May 2022, making non-contributing homeowners less likely to attend meetings.
- Change the proposed ordinance to restrict Non-Contributing Homes in a poorly attended Neighborhood Meeting during the holidays in December 2023. (see quote above).
Bait and Switch Timeline
- Petitioning in 2022: The Neighborhood Committee Assured us our Non-Contributing Styles Would be Unrestricted, Just like the Current CD.
During Petitioning, we were assured that Non-Contributing styles would be treated like they are in the current CD2. In the existing CD2 they are unrestricted. - May 2022: Pre-Application Neighborhood Meeting We Were Reassured by the Chief City Planner.
At the first Neighborhood Meeting, the Chief Planner reassured the attendees that Non-Contributing styles would not be restricted, saying:
“A lot of times the ordinance will say, for non-contributing buildings, may be remodeled however they want to be remodeled, but they still have to meet the setback, the lot coverage…It’s not about making a ranch style house look like a Colonial Revival house. We don’t want to change that.“
– Bill Hersch, Chief Planner for the City of Dallas’ Department of Planning and Urban Development - December 14, 2022 Neighborhood Meeting 10, The City Planner Leads the Switch and Non-Contributing Remodels Will be Restricted.
City of Dallas Chief Planner Trevor Brown introduces restricting remodeling on Non-Contributing styles by invoking the small group of attendees’ worst fears:
“There are like 100 of them [Non-Contributing houses]. Do you really want to let these people do whatever they want?
Build a black house?
Metal roof?”
– Chief Planner Trevor Brown, City of Dallas
The Chief Planner repeated the above quote a second time when the idea didn’t take the first time. The people at Meeting 10 decided that Non-Contributing houses should be restricted.
At the end of Meeting 10, it was decided that Non-Contributing houses could only remodel into a Contributing style. - January to March 2023: Letter Writing Campaign to City’s Chief Planner
Non-contributing homes are given a “compromise solution.” They will be assigned a style and have to remain in that style when remodeling until they convert to a Contributing style.
The Neighborhood Committee and City want you to believe this “gift” was agreed to – it wasn’t.
The Head of the Neighborhood Committee explains it:
What’s the Impact?
- Deception of neighbors erodes trust in our Community. Breaking a promise that gets someone to sign a Petition sows distrust.
- Cost. Converting a Non-Contributing House to a Contributing Style is likely as expensive as tearing it down. The plate (first-floor wall height) on most Non-Contributing homes is 8 feet, while the plate of a Contributing style is 10 feet. The conversion cost can be more than tearing the house down and starting over.
- Fossilization of the neighborhood fossilized in its current state.
- The end of 100 years of architectural evolution that produced one of the most desirable neighborhoods in Texas.
- Lack of Civility. The Neighborhood Committee’s comments about one house in the neighborhood assume we share her opinion. The City further normalized this attack with the Chief Planner’s comments. We deserve better.
- No Matter How Intense, Hatred of One House Doesn’t Justify Bait and Switch.
MORE CD2 EXPANSION DETAILS
Appealing a Denied Building Review Form: $600-1000 plus a tree-killing amount of paperwork.
Attic. You are limited to two stories and may not have an attic story.
Demolition of your house is severely restricted.
Driveways: Concrete May Not Be Tinted
Driveways: Gravel is prohibited except between ribbons in ribbon driveways.
Driveways: Must be Between Eight and Twelve Feet Wide
Driveways: Corner Lots May Not Have Access from both the Front or Side Street
Driveways: Gravel is Allowable ONLY Between Ribbons in Ribbon Driveways
Driveways: Asphalt is Prohibited
Demolition Clause: A Standard for Demolition No One Can Meet
Dormers Facing Street May Not Exceed Six Feet in Width
Fences: No Fences within the Front Setback, No Fences within 5 Feet of the Side Setback
Fines. $2,000 per day per occurence.
Foundation: Finished Floor Level for Main Buildings Must be at least 12 Inches Above Grade
Front Yard Lot Coverage: No More than 35% of the Front Yard May Be Paved or Hardscaped
Garages: Not Allowed in Wrap-Around and No Front-Facing Garages
Garages, Carports, and Accessory Structures Must Be Compatible with the Main Building
Garages, Carports, and Accessory Structures Must Be Compatible with the Main Building
Materials: First story of main buildings must be brick or stone, or a combination of the two
Materials: Vinyl and Aluminum Siding are Prohibited
Paint: No More than One Body Color and Max of Three Trim Colors
Paint: Black is Prohibited as a Main Body Color
Parking: No Parking within Front Setback
Porch Enclosures Must Have a Minimum of 75 Percent Glass or Screen and be Transparent
Porch Infill Must be Inset a Minimum of 2 inches within the Existing Openings
Porch Infill Materials must match the existing materials
Porte-Cocheres May Not Be Enclosed
Ranch Houses. Second stories can only be added on the back 50% of one’s home.
Style Discrepancies will Cause Headaches for you
Trees. You can no longer remove a mature tree in the front yard without approval.
Fine: $2,000 per protected tree removed or seriously damaged.
Walkways: Tinted or colored concrete is prohibited.
Walkways Must be a Minimum of 2 Feet from the Driveway
Walkways Must Be Continous with No Separation
Walkways: Gravel and asphalt are prohibited.
Waterfall Steps leading from the w
Waterfall Steps leading from the walkway to the main building should be retained.
Windows: Must fit the wall opening. Infill surrounding the window is not allowed.
Windows: Bare metal is prohibited.
Windows and Doors Must Have Transparent, Stained or Leaded Glass