Dallas' updated land use plan, which includes rezoning the city for primarily single-family homes, has been met with significant backlash from vocal residents. But if some conservative national policymakers have their way, the debate could become moot. Lt. Gov. Dan Patrick said he hopes to at least discuss zoning related to housing affordability in the next legislative session. Some conservative groups have also expressed support for the bill.
The city's yet-to-be-adopted plan, Forward Dallas, is only meant to inform the city's future land use and zoning. Much of the interest in single-family residential districts centers on where and how to increase density, specifically whether to achieve intermediate or “moderate” densities such as triplexes and duplexes. In our April issue, Matt Goodman wrote about how Dallas needs density to survive, and how the fight over density is becoming a nuisance.
At a recent public information session held at the Samuel Grand Recreation Center, a mostly hostile audience took turns at the microphone to express what they felt was protecting the “character” of their area: He reiterated his distaste for the idea of eliminating areas reserved for single-family homes.
There are very real questions about where and how to introduce medium density. But state Rep. John Bryant (D-Dallas) issued a warning before the debate began. The harsh reality is that Dallas may not have the final say on zoning updates. Bryant warned that efforts are being made to change zoning “even at the state level.” He argued this was another way for Austin to wrest local control from cities and counties.
“Last session, the Legislature, over the fierce opposition of myself and others, passed legislation that begins the process of limiting the city’s ability to address many of the issues that concern us as local residents. “I did,” he said. Bryant was referring to House Bill 2127, a so-called “Death Star” bill that limits cities' ability to enact ordinances that are stricter than state law.
Although urban scholars and historians have long noted the racist history of exclusion zones, eliminating lot size minimums has long been considered a somewhat “liberal” idea. In fact, conservative policy analyst Stanley Kurtz warned four years ago: national review Democratic presidential candidate Joe Biden at the time said he planned to “abolish suburbia” by eliminating zoning for single-family households.
“It would mean the end of local control, the end of the urban lifestyle that many people prefer, and therefore the end of meaningful choice in how Americans live,” he warned. did.
Three years ago, when California Gov. Gavin Newsom moved to eliminate the state's single-family zoning, a Reddit thread explored much the same topic.
One commenter on the Ask a Conservative subreddit wrote, “Single-family homes are for people who don't mind paying a premium to live away from crime-ridden, densely populated metropolitan areas. It exists.” “This gives local school districts more control since they are funded by property taxes. If you take in a lot of poor people who can't afford a down payment or don't qualify for a mortgage, The quality of both neighborhoods and schools will decline.”
But times have clearly changed, at least for some Texas Republicans. Last week, Patrick laid out his state Senate agenda for the 2025 session, which includes making “recommendations to reduce regulatory barriers and strengthen property rights.”
While on the surface it may not seem like a problem, the conservative groups that Patrick often listens to zoning ordinances and other potential legislation regarding urban land use planning and housing affordability are They are starting to push for pre-emptive action.
Last month, Derrick Wilson, president of the Young Republicans of Texas, tagged several conservatives in a tweet suggesting a summit on affordable housing.
“Homeownership is a huge part of the American Dream, but young people feel it is becoming out of reach,” he wrote. “So let’s talk about housing. @YoungYR can host a summit and invite young people to talk about their experiences and discuss market realities and policy positions .”
When one commenter argued that the market controls home prices, he further clarified his position.
In March, John Bonura, a policy analyst at the Texas Public Policy Foundation, a conservative think tank, suggested in a report that in addition to property taxes, zoning ordinances are also to blame for rising home prices.
“Regulations that govern everything from the number and type of housing units allowed on a site to the size of the site itself can clearly lower housing costs by removing such onerous restrictions.” he writes. He points to Houston's “no-use” zoning, which excludes certain single-family sites and allows triplexes and townhomes to be built next to single-family homes.
Bonura suggested that ordinances setting minimum lot sizes be repealed. “The size of the site should be determined by the developer and the purchaser,” he said. “Policies implemented in small parcels have increased the supply of housing, thereby increasing resilience to rising home prices.”
In the report, TPPF presents a model law that would prohibit cities from enacting or enforcing ordinances that set minimum square footage for residential lots or “the number of dwelling units that can be built on a residential lot.”
It also prohibits certain restrictions on small residential lots of 4,000 square feet or less.
Bryant told those gathered at the Samuel Grand that part of the bill from last Congress that he and other Democrats tried to restructure zoning, especially when it comes to allowing accessory dwelling units and granny apartments in any area. He said he was able to prevent it. (Currently, Dallas neighborhoods must agree to allow them.) The ADU bill failed by just two votes.
But the last legislative session also resulted in the passage of several bills affecting local control, including the so-called Death Star bill, which seeks to pre-empt city ordinances and policies that are stricter than state law. Several cities have filed suit, and a judge has ruled it unconstitutional, but state law allows the case to continue in an appeals court.
All of this means Bryant and others will have to fight again for local control, and Congress is likely to become even more conservative than before. If Dallas wants a chance to shape its future before the state intervenes, a thoughtful and honest discussion about medium density and how to properly implement it will need to proceed without hyperbole.
The City Planning Commission will hold a workshop at Forward Dallas on Thursday from 6 to 9 p.m., where residents will have an opportunity to provide feedback and hear more about the city's land use and needs.
author
Bethany Erickson
View profile
Bethany Erickson is D Magazine. Throughout her career, she has written about real estate, education policy, the stock market, and crime, sometimes all at the same time. She hates lima beans and 5 a.m., and she takes her SAT practice tests for fun.
