Frequently Asked Questions
What is a
conservation district?
A conservation district is a change in zoning that preserves an area's
distinctive atmosphere or character through architectural guidelines,
development standards, and special zoning provisions including land uses and
setbacks.
Unlike historic district designation, which is highly restrictive, each conservation district ordinance is tailor-made to the neighborhood and what it collectively wants to conserve. The ordinance can be as rigorous as preserving specific elements such as stained glass windows, or it can just simply define the setbacks and height for new construction.
What's the
difference between a conservation district and an historic district?
Historic districts are much more restrictive than conservation districts.
For a more complete explanation, please see our
comparison chart.
What are the
benefits of becoming a conservation district?
The primary benefit is preserving the beauty and history of the
neighborhood, and keeping people from coming into our community and
destroying that beauty with inappropriate architecture. New homes can
be built to fit in with the character of our neighborhood.
How will this
affect current homeowners?
First of all, the conservation district requirements only apply when you
make changes to the parts of your property that are visible from the street.
Residents of most conservation districts must apply for changes to the
exterior of their home, demolition, and new construction. All reviews of
work are completed by Planning Department staff in partnership with the
applicant, ensuring that all proposals are consistent with the neighborhood
and its ordinance. Again, we as a neighborhood can make the ordinance as
strict or as lenient as we want.
Will I still
be able to add on to my house?
Yes! The conservation district ordinance will only apply to parts of your
house that are visible from the street. Otherwise, you can do whatever you
want. For instance, you can build up and back, adding an upstairs.
Am I signing
off on a particular set of regulations by signing the petition?
No. By
signing the petition, you are simply asking the City of Dallas to consider
our area for conservation status. You are NOT signing off on a particular
ordinance. Before we can draft an ordinance, we have to get enough
neighbors interested in the idea of getting our neighborhood declared a
conservation district. Later, we as a neighborhood will decide exactly what
to put in the ordinance.
Must we pay
dues to maintain the Conservation District?
No. This is not a homeowners' association. This is a zoning designation by
the City of Dallas to protect our neighborhood. You will not be required to
pay dues, nor any other fees to support the conservation district.
What's the
procedure for getting Vickery Place declared a conservation district?
The procedure is set out in the
Dallas Development Code. Here's a brief summary:
1. Get a petition signed by a significant majority of the Vickery Place property owners in favor of creating a conservation district and present it to the Dallas Department of Planning & Development, Historic Preservation Division.
2. The City of Dallas will then conduct a review of our area to make sure we've got enough houses of cultural and historic significance to protect our neighborhood with conservation status.
3. If the City determines we're eligible, they'll work with us to draft an ordinance. The Landmark Commission and City Council then have to approve the ordinance, which would make the M Streets a conservation district.
Are there
other conservation districts in Dallas?
Yes, there are currently thirteen conservation districts in Dallas, including
adjacent neighborhoods to Vickery Place, M-Streets (Greenland Hills),
M-Streets East and Belmont Addition. To find out more about these and
other Dallas conservation districts go to
http://www.dallascityhall.com/html/conservation_districts.html
So you're
against new houses being built Vickery Place?
Absolutely not. Our goal is not to stop new construction, but to require
that new homes blend in with the rest of the neighborhood. Some of the
homes in our neighborhood are in such poor condition that they cannot be
rehabilitated, so razing them and starting anew may be the only option.
However, builders can be sensitive to the area's architectural character,
and create homes that augment, rather than detract, from our neighborhood's
charm.
But these
new, huge homes increase my property value, right?
First
of all, let's remember that homes in Vickery Place were increasing in value long
before the Starter Castles began moving in. Once the new homes outnumber
the older ones, however, your home will be worth only lot value: the
only reason anyone would buy a little Tudor in the middle of a neighborhood
of large homes would be to scrape it off and build a much larger, new home.
Furthermore, becoming a conservation district increases property values. In a 1999 study done by Rutgers University and the University of Texas, the property values of homes in historic districts in Texas increased by 5% to 20% compared to similar homes in non-protected areas.
