​red bird preservation District

NSO

Red Bird Preservation District Neighborhood Stability Overlay (NSO)

​A group of homeowners in the Twin Oaks neighborhood organized under the banner of the Red Bird Preservation District to create a Neighborhood Stabilization Overlay (NSO) district in Red Bird. On October 25, 2025, they submitted a formal petition to the City of Dallas Planning & Development Department to initiate the process for establishing the NSO. They formed a Neighborhood Committee comprised of 12 property owners who reside within the proposed NSO boundaries. The area is currently zoned R-7.5(A) Single Family District, which typically permits single-family residential uses on lots of at least 7,500 square feet.

WHERE ARE WE NOW? 

  • A pre-application meeting was held in September 29, 2025. See below for material presented at meeting. 

NSO AREA
The proposed Neighborhood Stabilization Overlay (NSO) district encompasses 746 properties bounded by Brook Valley Lane to the north, Jade Drive, Regatta Drive, and Caracas Drive to the east, Clubview Drive and Marblehead Drive to the west, and Reynoldston Lane and Meadow Valley Lane to the south. This area is characterized by a cohesive architectural style predominantly featuring mid-20th century single-family homes with consistent setbacks, rooflines, and landscaping. The neighborhood exhibits a strong sense of community with mature trees, well-maintained sidewalks, and is dominated mostly by single-story residences that contribute to the area’s distinctive charm.

A map of the proposed boundaries for the NSO district is shown below:

NSORedBirdBoundaryMap.jpg


MEETINGS

​DATE/LOCATION​MEETINGS FLYER​MEETING MATERIAL
Pre-Petition Meeting
September 29, 2025		​Meeting Flyer​Meeting Presentation
​​​


BACKGROUND

WHAT IS A NSO
The Neighborhood Stabilization Overlay (NSO) is a zoning tool used by the City of Dallas to help preserve the established character of single-family neighborhoods. It works by implementing neighborhood-specific regulations focused on restricting such elements such as:
•    Yard setbacks
•    Building heights
•    Garage placement and accessibility
Rather than changing the underlying zoning, the NSO acts as an overlay that adds additional, targeted restrictions. These guidelines are designed to ensure new construction is compatible with the existing scale and character of the neighborhood. The intent is to maintain a consistent look and feel, protecting the stability, character, and livability of Dallas neighborhoods. An NSO is typically applied when it is established that new, incompatible single-family development would negatively impact the neighborhood’s identity or disrupt its existing built character. It provides a minimal but effective framework to guide future development in a way that aligns with community expectations of maintaining existing built environment. It is meant to regulate and guide future developments in ways that preserve the long-term stability and character of established single-family neighborhoods. Unlike a Historic District or a Conservation District, an NSO is less restrictive and imposes fewer regulations. It does not alter the underlying base zoning or permitted land uses. Instead, it introduces additional guidelines to ensure that new construction, renovations, and expansions are compatible with the existing homes in the area. The primary goal of an NSO is to help retain the distinctive character of a single-family neighborhood by allowing for thoughtful and compatible growth. It is designed to prevent development that is out of scale or incompatible with the surrounding homes — without being overly restrictive.


NSO Process
The Neighborhood Committee is responsible for collecting detailed data on each property within the proposed NSO area. The data collected will support the development of additional standards for regulating setbacks, building heights, location and orientation of garages as well as other aspects of neighborhood character and site planning. Committee members have been trained by City staff on proper data collection techniques including:
•    How to measure setbacks accurately (from property line to structure)
•    Determining building height (from grade to roof peak or midpoint, per code)
•    Recording garage placement and orientation
•    Using standardized forms for consistency

Data Collection Timeline:
•    Start Date: October 1, 2025
•    Deadline: March 31, 2026
•    Duration: Up to 6 months to complete data collection

View  Process & Data Collection Guidelines here


NSO Process



NEIGHBORHOOD NSO COMMITTEE: 
The list of members below make up the Red Bird Preservation District Neighborhood Committee. They have volunteered to work with the City to develop regulations and boundaries for the proposed NSO. In addition, they have taken responsibility for collecting signatures on the petition to establish the NSO and will serve as primary points of contact between the City and the property owners and residents within the proposed NSO district.

Annie Mouton
Billie Reed
Cynthia Hinton
Delois Coulter
Dennis Hawkins
Erik M. Johnson
Georgia Scott
Gregory Demus
Mollie Sanders
Nancy Ruiz
Tommie "Toni" Martin


Provide Comments

Do you have comments about this project? You can provide comments using this comment form. 


Staff Contact

Adriana
Adriana.A
214.670.

Measurements for Corner Lots
For Corner Lots: all measurements are taken from the most protruding point of the main structure to the nearest fence or sidewalk. In cases where no sidewalk is present, measurements should be taken from the structure to the curb. It is important to note that ancillary structures such as patio covers, carports, awnings, or similar attachments are excluded from these measurements.
Building Height Estimation
To assist in estimating building heights, computer applications such as Google Earth and Google Earth Pro may be utilized. These tools provide approximate height measurements based on satellite imagery and 3D modeling capabilities, offering a convenient and non-invasive method for preliminary height assessments.
Data Collection:
The Neighborhood Committee is responsible for collecting detailed data on each property within the proposed NSO area. The data collected will support the development of additional standards for regulating setbacks, building heights, location and orientation of garages as well as other aspects of neighborhood character and site planning. Committee members have been trained by City staff on proper data collection techniques including:
•    How to measure setbacks accurately (from property line to structure)
•    Determining building height (from grade to roof peak or midpoint, per code)
•    Recording garage placement and orientation
•    Using standardized forms for consistency

Data Collection Timeline:
•    Start Date: October 1, 2025
•    Deadline: March 31, 2026
•    Duration: Up to 6 months to complete data collection