PILLAR: Growing
AGENDA DATE: April 22, 2026
COUNCIL DISTRICT(S): 6, 7
DEPARTMENT: Mayor and City Council Office
PRIORITY: Comprehensive and Land Use
______________________________________________________________________
SUBJECT
Title
Consideration of a resolution directing the City Manager to: (1) utilize contingency reserve funds to procure a consultant to determine the amount calculated under Dallas City Code Section 51A-4.704(a)(1)(D)(i) for the uses located at 2600 Singleton Boulevard and 7910 South Central Expressway; (2) not later than 30 days after the consultant determines the amount under Dallas City Code Section 51A-4.704(a)(1)(D)(i), brief a city council committee and schedule an item for a regular city council voting agenda to consider adding the determined amount to the fund created by Dallas City Code Section 51A-4.704(a)(3); (3) transfer funds in an amount not to exceed $200,000.00 from the General Fund Contingency Reserve Fund to the General Fund; and (4) increase appropriations in an amount not to exceed $200,000.00 in Planning & Development from General Fund Contingency Reserve Fund - Not to exceed $200,000.00 - Financing: General Fund Contingency Reserve Fund (see Fiscal Information) (via Councilmembers Cadena, Bazaldua, West, Gracey, Blackmon)
*In alignment with ForwardDallas.
Body
BACKGROUND
On November 21, 2025, pursuant to City Council Rules of Procedure Section 6.1(c)(1), Councilmembers Cadena, Bazaldua, West, Gracey, and Blackmon submitted a five-signature memorandum requesting that the mayor refer the following item to a City Council committee.
The two locations highlighted in the five-signature memorandum are:
1. 2600 Singleton Boulevard - GAF
Current Zoning: IR - Industrial Research.
Property area: Approximately 22.7 Acres.
Buildings: per Dallas Central Appraisal District: 24 buildings, built between 1940 and 2003.
Current use of property: Inside manufacturing of asphalt shingles and inside and outside material storage.
Land use: Current determination: industrial (inside) potentially incompatible. This land use is permitted by Specific Use Permit (SUP) only in the Industrial Manufacturing (IM) district. Under current zoning regulations, this land use is not allowed at this location.
Per the plat, the property was annexed in the City of Dallas on December 30, 1952.
2. 7910 S Central Expressway - Tamko
Current Zoning: IM - Industrial Manufacturing and IR - Industrial Research (NE corner).
Property area: Approximately 23.89 Acres.
Buildings: per DCAD: 10 buildings, constructed between 1946 and 2007.
Land use: Current determination: industrial (inside) potentially incompatible. This land use is permitted by SUP only in the IM district. Under current zoning regulations, this land use is not allowed at this location, as there is no SUP associated with this property.
Property was annexed in the City of Dallas in 1955.
The two locations and current operation are determined to be legal nonconforming uses. In February 2025, City Council passed a development code amended to change the amortization process for compliance with the new state law Senate Bill 929 TX. State 88th Legislature, 2023.
Initiation of the Amortization Process Logistics:
Step 1 - Evaluate the necessary expenditure amounts for the Nonconforming Use Fund, as established by the Dallas Development Code <https://codelibrary.amlegal.com/codes/dallas/latest/dallas_tx/0-0-0-84433>:
• City Council initiates the process by asking the City Manager to complete an assessment of the subject property and operation, as highlighted in the code.
o The Planning and Development Department will lead this step in the process to contract a consultant that will complete the assessment as required by the code. This part of the process is estimated to take a minimum of 90 days.
• Within a maximum of 30 days from completion of the report, the City Manager briefs Economic Development Committee and City Council on findings and the estimated amount.
Step 2 - Initiation of Amortization
• City Council initiates the amortization:
o After the briefings, City Council considers allocation of money in the Nonconforming Use Fund.
o The City Council requests that the Board of Adjustment consider imposing a compliance requirement for the nonconforming use.
A short excerpt from the development code to highlight the new process regulations: <https://codelibrary.amlegal.com/codes/dallas/latest/dallas_tx/0-0-0-84433>
(1) Compliance requirement for nonconforming uses.
(A) Request to establish compliance requirement. The city council may request that the board of adjustment consider imposing a compliance requirement for a nonconforming use. A request under this subsection must include estimates of the amounts determined in Section 51A-4.704 <https://codelibrary.amlegal.com/codes/dallas/latest/dallas_tx/0-0-0-84433>(a)(1)(D)(i)(aa)-(bb). Upon receiving such a request, the city's chief financial officer must determine if there are sufficient funds available in the nonconforming use fund established under this subsection to cover potential costs that may be incurred by the city if the board imposes a compliance requirement. If sufficient funds are not available, the application shall be deemed incomplete for lack of funding. If the chief financial officer determines that sufficient funds are available, the board shall hold a public hearing to determine whether continued operation of the nonconforming use will have an adverse effect on nearby properties. If, based on the evidence presented at the public hearing, the board determines that continued operation of the use will have an adverse effect on nearby properties, it shall proceed to impose a compliance requirement for the nonconforming use; otherwise, it shall not.
The code contains factors to be considered by the Board of Adjustment in making their decision.
(D) Determination of remedies.
(i) If the board determines that continued operation of the nonconforming use will have an adverse effect on nearby properties, the director shall, in accordance with the law, determine:
(aa) the costs incurred by the owner or lessee of the property that are directly attributable to ceasing the nonconforming use of the property, including expenses related to demolition, relocation, termination of a lease, or discharge of a mortgage; and
(bb) an amount equal to the greater of, as determined by the director, the diminution in the market value of the property, computed by subtracting the current market value of the property after the imposition of the requirement to stop the nonconforming use of the property from:
(11) the market value of the property on the day before the date notice was given under Section 51A-4.701 <https://codelibrary.amlegal.com/codes/dallas/latest/dallas_tx/0-0-0-84156>(a)(1.1); or
(22) the market value of the property on the day before a request to impose a compliance date is accepted under this section.
(ii) The property owner or lessee may choose to:
(aa) receive a payment from the city for the amount calculated in Romanette (i); or
(bb) continue operating the nonconforming use until the owner or lessee recovers the amount calculated in Romanette (i) through the owner’s or lessee’s continued business activities according to generally accepted accounting principles.
PRIOR ACTION/REVIEW (COUNCIL, BOARDS, COMMISSIONS)
The Economic Development Committee was briefed by memorandum regarding this matter on April 6, 2026. <https://cityofdallas.legistar.com/View.ashx?M=F&ID=15350695&GUID=93E4C44B-E6AD-4C4D-A0B2-487B3D6CDA18>
FISCAL INFORMATION
|
Fund |
FY 2026 |
FY 2027 |
Future Years |
|
General Fund |
$200,000.00 |
$0.00 |
$0.00 |
Funding includes a transfer from General Fund Contingency Reserve.
Council District Amount
6 $100,000.00
7 $100,000.00
Total $200,000.00
MAPS
Attached