Neighborhood Stabilization OVerlay (NSO)
On November 9, 2005, the Dallas City Council adopted Ordinance No. 26161 which established the NSO Neighborhood Stabilization Overlay for single family neighborhoods. This was done in response to concerns by neighborhood organizations that the process for initiating, processing and public hearings to create protective zoning for neighborhoods could take as long as three years. They also felt that many neighborhoods did not need the multiple regulations involved in an Historic District or a Conservation District. The NSO was created to speed up the process and to provide minimal restrictions to ensure that neighborhood character would not be violated.
Neighborhood Stabilization Overlay In Process:Love Field West NSO
The Neighborhood Stabilization Overlay, or NSO, is just that; an overlay. It overlies the base zoning and adds additional restrictions to that zoning. Those additional restrictions are listed below:
What can be regulated
Who can get an Overlay?
In order to qualify for an NSO a neighborhood must be zoned for single family residential uses only (zoning districts beginning with an ‘R’) and primarily developed with single family structures. The proposed district must also have the following characteristics:
Boundary lines should be drawn to include blockfaces on both sides of a street and to define logical edges of the district, such as a street, subdivision line, zoning line, utility easement, creek or other natural boundary. Except as provided above, mid-blockface breaks should be avoided.
A neighborhood Committee comprising the owners of at least ten properties may request a petition form by submitting a request to the department on a form furnished by the department. The request must include the boundaries of the proposed district, preferably on a map. The boundaries of the proposed district must comply with the requirements listed above (Who can get an Overlay?).
Once the initiation petition is submitted to the Planning & Urban Design Department (PUD). The Department, will provide the Committee with a map showing addresses and a spreadsheet to be used in collecting the neighborhood data. The Committee is then responsible for gathering all the data for the homes in the proposed NSO area.
When data gathering is complete it is submitted to the Planning & Urban Design Department for verification and determination of the medians for each category. This information is returned to the Committee on a form with blanks for the committee to decide what regulations they will offer to the neighborhood based on the menu of options spelled out by City Staff.
Once the Committee has agreed on a set of regulations to propose to the neighborhood they set up a meeting location and PUD Staff sends out a notice to every property owner in the area of consideration advertising the meeting. At the meeting Staff describes the process and outlines the options being considered and the Staff and Committee members answer questions from the neighborhood property owners. The neighborhood committee determines the regulations that will be set forth in the petition at this meeting.
Staff has seven days from the date of the neighborhood meeting at which a decision is made regarding the regulations that will be set forth in the petition to provide the Committee with individual petitions for each property in the neighborhood and the Committee then has six months to gather the necessary signatures to submit the proposal as a zoning request (three months if there are 50 or fewer single family structures in the proposed district).
Neighborhood Stabilization Overlay Checklist - outlines a basic timeline for the initiation and process for getting a Neighborhood Stabilization Overlay, pdf.
Adopted Neighborhood Stabilization Overlay Location Maps (Adobe PDFs)
NortheastNorth CentralOak Cliff
Adopted Neighborhood Stabilization District Ordinances (Adobe PDFs)
No. 1 – Northaven EstatesNo. 2 – Greenland HillsNo. 3 – Lakewood North Ridge EstatesNo. 4 – Vanderbilt MarquitaNo. 5 – Casa Linda EstatesNo. 6 – Cochran HeightsNo. 7 - Woodland DriveNo. 7 - Woodland ExpansionNo. 8 – Cedar OaksNo. 9 - Dalewood-WestbrookNo. 10 - Prestonshire AdditionNo. 11 - University Terrace No. 12 - Jackson Heights #4 No. 13 - La Bajada
Neighborhood Stabilization Overlay Projects (pdf)
The links below are PowerPoint (pps)show files, you may need to download the file before trying to run the show. Right-click on the link and select Save Target As.. and save the file to your computer.
Neighborhood Stabilization Overlay (13.3 MB)
Neighborhood Stabilization Overlay Height Slope (4.7 MB)