West Oak Cliff Rezoning Aims To Densify, Add Protections Ahead Of New State Multifamily Law

Dallas continued its densification efforts this week, despite opposition from community members in a largely Latino area who say that a rezoning plan could displace businesses and residents. 

Dallas City Council rezoned the Hampton-Clarendon Corridor in West Oak Cliff to increase walkability and housing density in the 35-acre area of the city. The rezoning adds protections for existing businesses and limits building heights ahead of Senate Bill 840, a new state law that will allow multifamily housing to be built by right in any areas of Dallas zoned for commercial property starting Sept. 1.

Multifamily developments will be allowed to be no more than 45 feet tall, the smallest height allowed by Senate Bill 840. The rezoning also encourages mixed-use development in the corridor and adds restrictions for new drive-thru restaurants. 

“We have heard from the community that they want safer streets, fewer vacant lots and more small businesses so that neighbors can easily support this commercial node along Hampton and Clarendon,” Council Member Chad West said during the meeting. “This rezoning, along with the strong support for our neighborhood associations, will do just that.”

Most of the 35-acre area of the city features retail and service businesses such as auto shops, though vacant buildings and lots make up nearly 25% of the corridor, according to a case report prepared for the council.

Opponents to the plan expressed concern that luxury housing developments could push out existing businesses, the Dallas Business Journal reported. 

“We do not want to open up our small-business corridor that is filled with Mexican and El Salvadorian restaurants, small Latino-owned mechanic shops and beauty parlors,” Oak Cliff resident Christine Hopkins said, according to the DBJ.

Council Member Lorie Blair said the rezoning was needed because SB 840 has already proven to be “challenging” to the city process, as there will be no need for public hearings, variances or any zoning changes under the new law. 

Dallas passed citywide parking reform in May that will allow greater densification throughout the city. The changes eliminated nearly all one-size-fits-all parking minimums and adopted a more flexible structure for required spaces off the street. The new regulations cut most minimum parking requirements by 50% in a bid to make way for more small businesses, cheaper housing and more walkable neighborhoods.

The city simplified its permitting system that same month with an online version designed to expedite the process for developers. City staff removed thousands of stale permits from the system and cut the median wait time for new commercial construction permits nearly in half. 

Eliminating waste and deficient policies has been a priority for City Manager Kimberly Bizor Tolbert, who suspended all city of Dallas real estate deals in April after a $14M office tower purchase from 2022 proved to be a major money pit for the city.