ForwardDallas has become a trigger word for some who fear potential rezonings for high-density development in inappropriate areas. Others embrace overhauling the land use plan, viewing it as a positive initiative promoting diverse housing options and deliberate urban development.
Despite residents’ complaints, the revised draft of the housing component in the comprehensive land use plan, ForwardDallas 2.0, has largely been comprised of input from community volunteers.
So, let’s trim the fat and get the skinny on a few crucial details.
For more information on ForwardDallas’s backstory, look here.
Volunteer-Led Initiative: CLUP
The ForwardDallas 2.0 plan was heavily influenced by the input of the Comprehensive Land Use Plan Committee (CLUP), a group of volunteers comprising attorneys, small business owners, architects, and nonprofit leaders, reported Candy’s Dirt.
The CLUP is a standing committee of the City Plan Commission (CPC), a 15-member board comprised of individuals appointed by each city council member. The mayor appoints the chair of the board.
The CLUP members dedicated their time to providing “oversight and guidance during the comprehensive land use plan update process,” according to the CLUP’s webpage.
This group of volunteers advocated for higher density and a wider range of housing choices by providing initial input and presenting a document for the CPC and, eventually, the City Council to evaluate.
Housing was a crucial part of the discussion during the CLUP meetings.
“Everyone in the room thought we had an issue with not enough housing,” CLUP Chairman Brent Barrett said, reported Candy’sDirt.
“How do we get to more housing in the best way possible, harming the fewest people, and benefiting the most by being the most equitable and fair? I think that was really consistent. There was no dyed-in-the-wool urbanist who said we should have skyscrapers everywhere. We had some people who were just advocating for their neighborhoods and are tired of housing being so expensive,” Barrett added.
Community meetings during this time only had a handful of citizens show up to voice their concerns.
As such, the representatives who had been shepherding the document for nearly three years pressed forward in their responsibilities, gathering input and incorporating it into a document for the CPC.
In reality, these appointed community representatives provided the bulk of the plan’s content, not the City Council or staff, per Candy’sDirt.
The CPC approved the plan in July 2024. The City Council has scheduled a public hearing for it on September 25.
Five Themes
ForwardDallas’ objective is to offer a long-term vision and establish guidelines for the City’s growth and development. The plan is based on five main themes: Community + Urban Design, Environmental Justice + Sustainability, Economic Development + Revitalization, Transit Oriented Development (TOD) + Connectivity, and Housing Choice + Access
Is ForwardDallas a regulatory document?
ForwardDallas is a set of guidelines offering zoning and development recommendations. It is not a legally binding document nor a universal solution for all public policy issues.
Andrea R. Gilles, deputy director of Planning and Development, and colleagues reiterated this point during a two-hour special Economic Development Committee meeting on August 27.
In Gilles’ presentation, extensively covered by The Dallas Express, Gilles stressed that ForwardDallas 2.0 “is one document. It is a guidance document. It is not the sole rationale or reasoning behind one decision-making process.”
The Most Talked-About Issue: Density, Residential Zoning
In addressing one of the most contentious aspects of the plan, residential zoning, ForwardDallas 2.0 offers four key reasons the City must address housing choice and access:
- Poor conservation of older homes decreasing stock of naturally occurring affordable housing
- Lack of affordable and diverse housing options to accommodate varying incomes
- Need for increased coordination between housing and transportation planning
- Displacement due to gentrification
The plan states that one objective of this effort is to “provide a mix of housing types and affordabilities across all neighborhoods to meet diverse needs. ”
Why is this important?
Insufficient zoning and land use tools contribute to a lack of affordable and limited housing options. This often leads to individuals having to live far from their places of work, leading to longer commutes and increased transportation costs.
Primary Fears
Boosting density in Dallas has sparked fear and anger among residents, who believe introducing more multifamily housing could jeopardize the integrity of single-family neighborhoods.
During last month’s special-called meeting, Councilman Omar Narvaez from District 6 emphasized that one of the major concerns regarding this proposal is the possibility that staff will sneak in adjustments to zoning regulations in single-family residential areas if ForwardDallas 2.0 gets the green light.
“I can assure you that staff has no intent of slipping anything in,” responded Gilles, adding that the plan is not text-heavy and is transparent: “There’s no hiding anything.”
Gilles explained that the staff is not authorized to implement any alterations independently. They represent the initial stage of the procedure. Then, the changes are referred to the City Plan Commission and, ultimately, to the City Council to make the final decision.
“There is no intent to rezone our single-family neighborhoods,” stressed Gilles.
“Single-family communities must be protected at all costs,” said Council Member Carolyn King Arnold of District 4, during the meeting, adding, “especially those that are established.”
Repeatedly, Gilles stressed that “this plan does not mandate anything.”
Long Process
Sour grapes come to mind when addressing the controversy surrounding ForwardDallas, which has not been updated since 2006.
“We have been working on this since 2006,” said Mayor Pro Tem and Council Member Tennell Atkins of District 8, who chairs the Economic Development Committee, during last month’s special-called meeting. “Some people say wine is best when it’s aged. But sometimes it goes sour … you aged it too long.”
YOU are needed: Community Event on Wednesday, September 18
Attend a community event organized by The Dallas Express and CandysDirt on September 18, from 2 p.m. – 5 p.m., at Cooper Hotel, Conference Center & Spa Berkely Room,12330 Preston Road, Dallas, TX 75230.
Following the event, there will be a cocktail reception.
Learn about ForwardDallas and why it matters to you.
Event details can be found here.