FAQs

What is zoning?

1

Zoning is how cities determine what types of buildings and land uses are allowed in specific areas. Zoning rules regulate things such as:

  • Building height 

  • Density 

  • Traffic impact 

  • Parking requirements 

  • Setbacks from streets and homes 

  • Types of uses (retail, residential, office, industrial, etc.) 

These rules help ensure that development is compatible with surrounding neighborhoods and infrastructure. In Dallas, zoning decisions are made through a public process involving staff recommendations, the City Plan Commission, and ultimately the Dallas City Council.

What is Community Retail zoning?

2

Community Retail (CR) zoning is the current zoning designation for the southwest corner of Preston Road and Royal Lane. CR zoning is intended to support neighborhood-serving commercial development such as:

  • Retail stores 

  • Restaurants 

  • Offices 

  • Moderate-density mixed-use projects 

Importantly, the current CR zoning for the Preston-Royal area allows buildings up to approximately 54 feet in height. Preserve Preston Hollow supports redevelopment within the existing Community Retail zoning because it allows meaningful reinvestment while remaining compatible with nearby residential neighborhoods.

What is “spot zoning”?

3

Spot zoning occurs when a property is rezoned in a way that is dramatically inconsistent with surrounding zoning and neighborhood character — often benefiting a single property owner rather than serving the broader public interest. Courts and planning experts typically look at factors such as:

  • Compatibility with surrounding uses 

  • Consistency with long-range planning 

  • Impact on nearby properties 

  • Whether the change creates an isolated exception 

Many residents believe the proposed Preston-Royal towers represent an example of spot zoning because the requested height and density are substantially different from nearby development patterns and existing zoning standards.

What is ForwardDallas 2.0?

4

ForwardDallas 2.0 is the City of Dallas’ long-range land use and growth planning guide adopted by the Dallas City Council in September 2024. The plan is intended to help guide:

  • Future development 

  • Infrastructure investment 

  • Transportation planning 

  • Housing growth 

  • Neighborhood preservation 

ForwardDallas 2.0 emphasizes the importance of:

  • Compatible development 

  • Predictable planning 

  • Context-sensitive growth 

  • Protecting neighborhood character 

  • Concentrating density in appropriate locations 

Preserve Preston Hollow supports thoughtful redevelopment that aligns with these adopted planning principles.

What is SB 840?

5

Texas Senate Bill 840 (SB 840) is proposed Texas legislation related to zoning and local land-use authority. The bill has generated concern among neighborhood groups and municipalities because it could limit the ability of cities and residents to influence local zoning decisions and development standards. Supporters argue the bill could encourage housing growth and reduce barriers to development.

Critics believe it could weaken local control and reduce the ability of neighborhoods and cities to guide growth in ways that reflect community planning goals and infrastructure realities.

Because legislation can change during the legislative process, residents are encouraged to stay informed about the bill’s latest status and potential impacts.

What happens after the City Plan Commission (CPC) hearing?

6

Dallas City Plan Commission reviews zoning requests and makes a recommendation to the Dallas City Council. After the CPC hearing:

  1. The Commission votes to recommend approval, denial or approval with changes. 

  2. The case then moves to the Dallas City Council for final consideration. 

  3. City Council reviews the recommendation, hear public testimony, cast the final vote. 

While the CPC recommendation is influential, the Dallas City Council makes the ultimate zoning decision. Public participation at both stages is important.

Why not compromise on tower height?

7

Preserve Preston Hollow supports redevelopment of the site — but believes the requested height and density remain fundamentally incompatible with the surrounding area.

Even after revisions, the proposal still seeks towers nearly 300 feet tall in an area currently zoned for buildings up to 54 feet.

Residents remain concerned about:

  • Traffic congestion 

  • Infrastructure strain 

  • Neighborhood compatibility 

  • Precedent for future high-rise development 

  • Long-term impacts along Preston Road 

Many neighbors believe this is not simply a question of reducing height slightly, but whether skyscraper-scale development belongs in this location at all. The community supports meaningful redevelopment within the existing zoning framework and believes compatible growth can occur without dramatically altering the character of Preston Hollow.