​Singleton Westmoreland
Authorized hearing

Singleton Westmoreland Authorized Hearing (Z223-174)

​The Singleton Westmoreland authorized hearing area is located in the heart of West Dallas and encompasses approximately 256 acres. Historically, this area has been zoned for heavy industrial uses, even though it is adjacent to established residential neighborhoods. In recent years, residents and community stakeholders have expressed growing concerns about this zoning incompatibility and its impacts on public health and quality of life. 
As development pressures increase, the West Dallas community has called for the City to prioritize policies that:
•    Prevent displacement of existing residents,
•    Protect the character of legacy neighborhoods—many of which are home to Latinx and African-American communities, and
•    Ensure that new development delivers tangible benefits to current residents.
The authorized hearing process provides an opportunity to reexamine existing zoning and guide future development in a way that aligns with community values, goals, and the City’s long-term vision for West Dallas. 


WHERE ARE WE NOW?

  • The first public meeting is scheduled for November 18, 2025. See below for details.  

SCOPE & OBJECTIVE 

The purpose of this authorized hearing is to consider appropriate zoning for the designated area. This may include, but is not limited to:
•    Reviewing and establishing appropriate land uses and development standards
•    Applying other zoning regulations as necessary
•    Bringing existing nonconforming uses into zoning compliance
•    Protecting residential uses by ensuring compatibility with current nonresidential uses and anticipated future development.


MAP/BOUNDARIES
The authorized hearing area is generally bounded by:

• North: Singleton Boulevard  |  South: Union Pacific Railway

• West: Westmoreland Road  | East: Borger Street / Burton Drive


Boundary Map



MEETINGS

​DATE​MEETINGS​MATERIAL
​November 18, 2025​Meeting Flyer​
​​​

 


BACKGROUND

See Existing Zoning Map. The authorized hearing area consists of multiple zoning districts and planned developments including: 
•    CR Community Retail District: (with Deed Restrictions)
 Allows neighborhood-serving retail and service uses (e.g., small shops, restaurants, offices). “Deed restrictions” mean there are private limitations in addition to zoning rules (for example, restrictions on building height, signage, or business types).

•    MU-1 Mixed Use District:
Allows a combination of residential, retail, and offices intended for walkable areas where people can live and work nearby.
•    IM Industrial Manufacturing District:
Allows heavier industrial uses such as manufacturing, warehousing, and distribution—activities that might generate noise or truck traffic.
•    IR Industrial Research District:
A lighter industrial zone allowing offices, research facilities, and limited manufacturing—less intense than IM.
•    R-5(A) Single Family District:
Typical low-density single-family housing.
•    R-5(A) with Specific Use Permit (SUP) No. 1807:
This specific site is still single-family but has a special permit allowing a private recreation area (e.g., a playground) for residents and guests only.
•    TH-3(A) Townhouse District:
Medium-density residential district that permits townhomes—usually attached single-family units.
•    Planned Development (PD) Districts
PD No. 718, 944, 1010, 1049, 1081:
These are customized zoning districts created by the city to allow unique combinations of land uses or development standards. Each PD has its own set of regulations—often tailored to a specific project or property (for example, a mixed-use campus or a special commercial corridor).



EXISTING  LAND USE CONDITIONS
The area currently supports a diverse mix of small and large businesses, including industrial, institutional, residential, and commercial uses. Active businesses range from auto-repair shops, restaurants, towing services, and roofing companies to landscaping operations. Key institutional anchors include the Thomas A. Edison Middle Learning Center (DISD), the West Dallas Multipurpose Center, and St. Mary of Carmel Church and School.
Land uses are mixed, with both conforming and nonconforming single-family homes situated alongside industrial operations. A notable industrial presence is the GAF asphalt shingle manufacturing plant, which has been in operation since the 1970s. The GAF property is presently zoned IR – Industrial Research.
Challenges and Opportunities
While the area has significant potential to evolve into a vibrant, mixed-use, and neighborhood-oriented corridor, it faces several challenges:
•    The prevalence of nonconforming and incompatible land uses
•    Zoning constraints that limit redevelopment and reinvestment opportunities
•    Mobility and connectivity issues, which hinder access and circulation
•    Vacancies within existing industrial and commercial structures
Despite these barriers, the existing urban fabric and variety of building types present a strong foundation for future revitalization and redevelopment.

EXISTING PLANS INFORMING THIS REZONING EFFORT
The following is a summary of existing plans and studies that will inform the West Dallas rezoning effort:
1. Forward Dallas 2.0 (Adopted 2024)
Type: Citywide comprehensive land use plan
Purpose: Establishes the overall framework for Dallas’s future development, with a focus on environmental justice, housing diversity, and sustainability.
Relevant Goals for West Dallas:
•    Environmental justice: Correct historic zoning inequities; promote a healthier living environment.
•    Housing diversity: Encourage a range of housing types and income levels.
•    Economic development: Support small businesses and address food deserts with new retail opportunities.
•    Transit-oriented development: Prioritize higher-density, mixed-use growth near transit corridors.

2. Singleton Corridor Neighborhood-led Plan (2021)
Type: Community-developed plan (not adopted by City Council)
Purpose: Protect neighborhood character while guiding positive redevelopment around Singleton Blvd.
Key Recommendations:
•    Zoning & Land-Use Alignment:

  • Reduce heavy industrial uses near homes, schools, and churches.
  • Align zoning with actual and desired uses (e.g., residential in residential zones and commercial uses in commercial zones).

•    Housing & Affordability:

  • Protect existing affordable housing and prevent displacement.
  • Allow for diverse housing options without disrupting neighborhood character.

•    Neighborhood Character & Amenities:

  • Preserve single-family neighborhoods north of Singleton Blvd.
  • Expand access to parks, libraries, and community facilities.

•    Environmental Justice & Health:

  • Address legacy pollution and reduce exposure by removing incompatible uses.

3. Trinity River Corridor Comprehensive Land Use Plan (2005)
Type: Adopted City Council plan (outdated)
Purpose: Guides redevelopment along the Trinity River and Singleton Corridor.
Key Recommendations:
•    Transition the area from heavy to light industrial uses.
•    Increase residential and mixed-use development, especially around future transit stations (between Hampton and Westmoreland).
•    Promote commercial retail along Singleton Blvd.

4. West Dallas Comprehensive Land Use Study (1999)
Type: Adopted by city council 
Purpose: Detailed assessment of zoning and redevelopment strategies in West Dallas.
Focus Areas/Recommendations
•    Identified non-conforming uses but did not propose rezoning the area
•    Encouraged economic development and housing stabilization.
•    Served as an early effort to understand West Dallas’s industrial-residential conflicts.

5. West Dallas Community Vision Plan (2023)
Type: Community-led plan (in collaboration with nonprofits such as Builders of Hope)
Purpose: Center resident voices in managing gentrification and guiding equitable development.
This plan was never completed, so there is no planning document.
Goals:
•    Prevent displacement: Preserve affordable housing and protect legacy residents.
•    Community-driven development: Empower residents through a neighborhood steering committee.
•    Economic & social equity: Align new investments with resident priorities.
•    Preserve community character: Maintain the historical/cultural fabric of West Dallas.

COMMON THEMES ACROSS ALL EXISTING PLANS

​THEME​GOALS/OBJECTIVES
​Environmental Justice​Reduce heavy industrial zoning near homes; improve air quality; remediate legacy pollution.
​Housing Diversity & Affordability​Increase housing options while preventing displacement; maintain affordability for legacy residents.
​Community Character​Preserve single-family neighborhoods and cultural heritage.
​Economic Development​Encourage small business growth and improve local retail and food access.
​Land Use Compatibility​Align zoning with existing uses and desired future development.
Transit-Oriented Growth     Support higher density mix

Authorizd Hearing Process

The authorized hearing process provides residents, property owners, business owners and other stakeholders with the opportunity to participate in the decision-making process regarding zoning, development standards and other regulations in a specific area. The process emphasizes community involvement and ensures that the City of Dallas does not make any changes to zoning without input from stakeholders. Typically, the authorized hearing process involves

• Reviewing current zoning and land uses in an area

• Addressing land use incompatibility and inconsistencies

• Developing recommendations for zoning changes

• Presenting proposed changed to CPC and Councl for review and consideration

• Implementing approved zoing changes following Council adoption.



Provide Comments:

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


STAFF CONTACT

Sef Okoth
seferinus.okoth@dallas.gov
214.671.9336



The authorized hearing area consists of multiple zoning districts and planned developments including:
•    CR Community Retail District: (with Deed Restrictions)
Allows neighborhood-serving retail and service uses (e.g., small shops, restaurants, offices). “Deed restrictions” mean there are private limitations in addition to zoning rules (for example, restrictions on building height, signage, or business types).
•    MU-1 Mixed Use District:
Allows a combination of residential, retail, and offices intended for walkable areas where people can live and work nearby.
•    IM Industrial Manufacturing District:
Allows heavier industrial uses such as manufacturing, warehousing, and distribution—activities that might generate noise or truck traffic.
•    IR Industrial Research District:
A lighter industrial zone allowing offices, research facilities, and limited manufacturing—less intense than IM.
•    R-5(A) Single Family District:
Typical low-density single-family housing.
•    R-5(A) with Specific Use Permit (SUP) No. 1807:
This specific site is still single-family but has a special permit allowing a private recreation area (e.g., a playground) for residents and guests only.
•    TH-3(A) Townhouse District:
Medium-density residential district that permits townhomes—usually attached single-family units.
•    Planned Development (PD) Districts
PD No. 718, 944, 1010, 1049, 1081:
These are customized zoning districts created by the city to allow unique combinations of land uses or development standards. Each PD has its own set of regulations—often tailored to a specific project or property (for example, a mixed-use campus or a special commercial corridor).

Exiting Conditions (Land Use)
The area currently supports a diverse mix of small and large businesses, including industrial, institutional, residential, and commercial uses. Active businesses range from auto-repair shops, restaurants, towing services, and roofing companies to landscaping operations. Key institutional anchors include the Thomas A. Edison Middle Learning Center (DISD), the West Dallas Multipurpose Center, and St. Mary of Carmel Church and School.
Land uses are mixed, with both conforming and nonconforming single-family homes situated alongside industrial operations. A notable industrial presence is the GAF asphalt shingle manufacturing plant, which has been in operation since the 1970s. The GAF property is presently zoned IR – Industrial Research.
Challenges and Opportunities
While the area has significant potential to evolve into a vibrant, mixed-use, and neighborhood-oriented corridor, it faces several challenges:
•    The prevalence of nonconforming and incompatible land uses
•    Zoning constraints that limit redevelopment and reinvestment opportunities
•    Mobility and connectivity issues, which hinder access and circulation
•    Vacancies within existing industrial and commercial structures
Despite these barriers, the existing urban fabric and variety of building types present a strong foundation for future revitalization and redevelopment.

Existing Plans Informing the West Dallas Rezoning Effort
The following is a summary of existing plans and studies that will inform the West Dallas rezoning effort:
1. Forward Dallas 2.0 (Adopted 2024)
Type: Citywide comprehensive land use plan
Purpose: Establishes the overall framework for Dallas’s future development, with a focus on environmental justice, housing diversity, and sustainability.
Relevant Goals for West Dallas:
•    Environmental justice: Correct historic zoning inequities; promote a healthier living environment.
•    Housing diversity: Encourage a range of housing types and income levels.
•    Economic development: Support small businesses and address food deserts with new retail opportunities.
•    Transit-oriented development: Prioritize higher-density, mixed-use growth near transit corridors.

2. Singleton Corridor Neighborhood-led Plan (2021)
Type: Community-developed plan (not adopted by City Council)
Purpose: Protect neighborhood character while guiding positive redevelopment around Singleton Blvd.
Key Recommendations:
•    Zoning & Land-Use Alignment:
o    Reduce heavy industrial uses near homes, schools, and churches.
o    Align zoning with actual and desired uses (e.g., residential in residential zones and commercial uses in commercial zones).
•    Housing & Affordability:
o    Protect existing affordable housing and prevent displacement.
o    Allow for diverse housing options without disrupting neighborhood character.
•    Neighborhood Character & Amenities:
o    Preserve single-family neighborhoods north of Singleton Blvd.
o    Expand access to parks, libraries, and community facilities.
•    Environmental Justice & Health:
o    Address legacy pollution and reduce exposure by removing incompatible uses.
3. Trinity River Corridor Comprehensive Land Use Plan (2005)
Type: Adopted City Council plan (outdated)
Purpose: Guides redevelopment along the Trinity River and Singleton Corridor.
Key Recommendations:
•    Transition the area from heavy to light industrial uses.
•    Increase residential and mixed-use development, especially around future transit stations (between Hampton and Westmoreland).
•    Promote commercial retail along Singleton Blvd.

4. West Dallas Comprehensive Land Use Study (1999)
Type: Adopted by city council 
Purpose: Detailed assessment of zoning and redevelopment strategies in West Dallas.
Focus Areas/Recommendations
•    Identified non-conforming uses but did not propose rezoning the area
•    Encouraged economic development and housing stabilization.
•    Served as an early effort to understand West Dallas’s industrial-residential conflicts.

5. West Dallas Community Vision Plan (2023)
Type: Community-led plan (in collaboration with nonprofits such as Builders of Hope)
Purpose: Center resident voices in managing gentrification and guiding equitable development.
This plan was never completed, so there is no planning document.
Goals:
•    Prevent displacement: Preserve affordable housing and protect legacy residents.
•    Community-driven development: Empower residents through a neighborhood steering committee.
•    Economic & social equity: Align new investments with resident priorities.
•    Preserve community character: Maintain the historical/cultural fabric of West Dallas.

The authorized hearing process provides residents, property owners, business owners and other stakeholders with the opportunity to participate in the decision-making process regarding zoning, development standards and other regulations in a specific area. The process emphasizes community involvement and ensures that the City of Dallas does not make any changes to zoning without input from stakeholders. Typically, the authorized hearing process involves

• Reviewing current zoning and land uses in an area

• Addressing land use incompatibility and inconsistencies

• Developing recommendations for zoning changes