09/05/05  Another perspective on Neighborhood Stabilization Overlay

I have been conflicted on the Neighborhood Stabilization Overlay.  I?d like to try to offer another perspective on the subject.

My neighborhood, the Parkdale subdivision, has some unique history.  It was platted in 1926 and the homes were built by the same company that had completed the Hollywood/Santa Monica subdivision in East Dallas.  At least 30 homes of the nearly 1,000 platted lots were built in the late 1920?s, in the Tudor style.  However, the holding company went broke in the 1930?s and few homes were built during that decade, but they still tried to promote the neighborhood.  We have several articles and ads boasting the high elevation and extra-large lots in the neighborhood. 

During the early- mid 1940?s, the housing market picked up again and modern Austin-stone bungalows began to be built.  All of these homes were unique in that they were not the traditional siding veneer GI tract homes, but were larger, custom, brick and Austin-stone veneer homes.  Most had at least 1,000 s/ft, two or three bedrooms, formal dining areas and again, remarkably large lots.  Since they were custom homes, every floor plan was different and each home had interesting, custom features built-in.

Today, there are still scores of original, and several second-generation homeowners in the neighborhood.  They have spent their lifetimes remodeling and rehabbing their homes.  I have high hopes for mine (I am the second owner of my home, built in 1946).  I have a huge lot and can only imagine the things that I can do with my house, given the time and years it takes in caring for my greatest investment.  Most of my neighbors and friends have done amazing things with their homes.

That being said, there is still concern among neighbors- myself included- about the integrity of some homes.  There are several rental properties and it?s a shame to watch these beautiful homes turn over dozens of crummy renters month after month, year after year.  It absolutely breaks my heart.  The types of ?non-conformity? that we rail against are unsightly carports, ugly siding colors (bright blues and yellows), paved yards (for more off-street parking), front yard storm fences, and people who insist on painting gaudy shades on the brick veneer and (gasp!) Austin-stone.    

Parkdale showcases one of the best examples of early to mid-20^th century Austin-stone craftsman bungalow homes in the Dallas area.  It is a true architectural gem.  Over the years, some homes have been burned or torn-down due to maintenance problems, but it?s been to our advantage in that Preservation Dallas expos? the neighborhood a few years ago, citing at least one example of residential architecture style for every decade of the 20^th century.

I can only expect that as time progresses, we will catch the eye of some smart developers- after all, we are only five miles from Downtown and less than a couple miles from Fair Park, and now flanked by two brand-new David Weekley Homes Developments.  In a couple of years, we will have a DART rail line at our front door- the rail access point to the Great Trinity Forest- and as the Southern Sector begins to re-emerge, Parkdale will be a heavily sought-after neighborhood.  It would truly be a shame to see these wonderful and unique homes disappear and replaced with these crazy-large ?McMansion? style homes. 

Come to think of it, we already have one in the neighborhood.  Actually, it sits on the site of the old golf course clubhouse (now relegated to the history pages and the memories of those who have passed).  I think the original house was razed because it was falling apart.  It?s a lovely home atop a high hill and doesn?t seem to bother anyone.  But I just can?t imagine the entire neighborhood replaced with these homes, although due to the large lot sizes, I can certainly feel a threat of the possibility.  As it is, today there are only approximately 30 of the original Tudor-style homes still remaining.

I have lived here for almost six years and in the last three years that I have been president of the neighborhood association, a good number of residents have asked me how we can do a conservation district.  I?ve researched it and honestly, the complexities of it make my head spin- and I?m accustomed to the politics of City Hall.  But more than that, I?m a bit bothered by the notion of ?making? people conform to a certain standard, especially when dealing with private property issues.  As long as what you do with your property falls within the law, then I?m fine.  We (the neighborhood association) have enough problems with people parking in their front yards and violating other code compliance rules to keep us busy.  I just wish people would obey the laws we already have.

On a personal note, I can?t stand privacy fences.  To me, they kill the very spirit if of community.  I like to go in my backyard and see what?s going on around me.  I like to perch on my swing with a book, or clean out my pond on a weekend afternoon and be bothered by neighbors waving and smiling, beckoning, ?Come on over!  We?re grilling ribs!  Bring a beer!?  I?m not totally convinced that a ?neighborhood stabilization overlay? will kill that spirit, but I?m also not too sure that the proliferation of ?McMansions? will help to foster that spirit either. 

I?d like to have the advantage of a crystal ball.  I?d like to feel good knowing that the integrity of the house across the street that?s been vacant for over three years due to a deadly fire will be rehabilitated and not razed.  On the other hand, I?d be positively exuberant knowing that it won?t be ?flipped? to the cheapest investor or used as a slum rental property, further working to deteriorate the very fabric of what we?re trying to build upon as a neighborhood association.