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Dallas officials: City Council should keep short-term rentals in single-family zones

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Dallas officials: City Council should keep short-term rentals in single-family zones


The Dallas City Council should reject proposed new rules for short-term rentals and allow them to stay zoned in all single-family neighborhoods, city officials say.

In a formal recommendation to the mayor and City Council late Friday, the city departments that oversee zoning and code enforcement say they believe the best way to address problem short-term rental properties is “entirely through the registration process and not through amendments to the zoning code.”

“This recommendation is based on the assertion that the major concerns related to STRs are operational and would be best managed through a registration ordinance enforced by Code Compliance Services,” said a memo from Dallas’ Code Compliance Services and Planning and Urban Design Office.

The recommendation, which was requested by council members last Wednesday, comes ahead of a scheduled vote Wednesday on proposed regulations greenlit by the City Plan Commission in December. That plan calls for modifying Dallas zoning laws to ban rentals listed on platforms like Airbnb and Vrbo from operating in residentially zoned areas. Those recommendations also call for changing city code to make it mandatory for properties to annually register with the city, pay related fees and taxes, adhere to occupancy and noise limits, and other new regulations.

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The code compliance and planning and urban design departments suggest keeping the new code regulations, but continue to allow short-term rentals to be zoned to operate everywhere in Dallas. They suggest the city code modifications can be used to impact where they can operate.

The possibility of a last-minute change is worrying supporters of the plan commission-approved option — dubbed the “Keep It Simple Solution” — , who for years have demanded the city do more to address short-term rentals linked to gun violence, parking and noise issues and other quality of life concerns in neighborhoods made up of mostly single-family homes. They feel updating city zoning laws to ban short-term rentals from operating in those areas is the key piece to solving problem properties.

“This is a power play and an effort at the last minute to blow up and reverse years worth of hard work on an issue where the city’s own appointed zoning experts and the public have weighed in heavily,” said Olive Talley, a leader in the Dallas Neighborhood Coalition, a group of residents who’ve advocated against the spread of short-term rentals. “It’s insulting that we could come all this way and they won’t just listen to the homeowners and the residents who’ve been crying out for help.”

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Wednesday’s planned City Council vote comes after debate since at least 2020 over new stricter regulations on short-term rentals in Dallas. Three separate task forces that have included council members and residents have examined the issue and have largely driven what the proposals could be.

The city currently has no rules in place to penalize bad operators. Property owners are supposed to register with the city, but there are no consequences for not doing so. The owners are required to collect taxes from their guests, report monthly and pay the tax to the city.

The plan commission-backed changes have also been rejected by many rental property owners and hosts as an overreach by the city and has drawn concerns that it could mostly impact operators who have no complaints and use the platforms as their main or extra source of income.

The City Council has the option to amend the plan commission proposal, including adding elements of the city staff’s recommendation, the day of the vote on Wednesday after hearing comments from the public. They could also vote to delay the vote. It’s not immediately clear if they will make any changes.

Dallas says decision on short-term rentals not coming before spring

Code enforcement not easy

City Manager T.C. Broadnax and other top city department officials have been publicly warning council members and residents since April that the plan commission proposal would be difficult to enforce and may not offer the quick solution to shutting down problem rentals as hoped.

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The city doesn’t know how many short-term rentals operate in Dallas. Around 1,800 properties were registered as of May and the city estimates another 1,300 could also be operating in Dallas. But other sources, such as data analytics website AirDNA, estimate as of Friday that there are more than 5,500 active short-term rentals in Dallas.

Dallas officials have said as much as 95% of the short-term rentals currently registered with the city would be banned if the plan commission recommendations are approved. Banning short-term rentals from operating in most areas of the city increases the likelihood of illegal operators that the city has few tools to shut down immediately, code compliance director Chris Christian told the City Council last Wednesday.

He said code enforcement workers would be limited to issuing citations for illegal land use.

“For code to be most effective, we would want as many STRs as possible under the registration ordinance,” Christian said during the June 7 meeting. He said he didn’t know how much cooperation the city would get from Airbnb and Vrbo. He said the plan commission recommendations “was a nonstarter for them.”

“Because it bans so much short-term rental business in the city,” Christian said.

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Six months would be the soonest his department could be ready to start enforcing the new rules, he said. At that point, code enforcement would only respond to complaints between 7 a.m. and 6 p.m. Most issues tied to short-term rentals occur later than that.

If an illegal or problem property continues operating as a short-term rental, the city would likely have to sue the property owner to get a judge’s order to shut them down. Interim City Attorney Tammy Palomino told the council in April that route typically takes 18 months to three years to complete.

Talley told The Dallas Morning News that the zoning component is important because it would clearly define where short-term rentals should be allowed in the city.

The plan commission proposal calls for defining short-term rentals as a lodging use, similar to hotels, which aren’t allowed to operate in residential zones. Talley said the city already considers short-term rentals like hotels by requiring those owners to pay a monthly hotel occupancy tax.

“I don’t think we need to make policy decisions based on what is easiest for staff to enforce,” Talley said. “I think we need to make policy decisions based on how we want our city to be developed.”

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City Controller Sheri Kowalski said during a June 7 council meeting that Dallas has collected nearly $2 million in hotel occupancy taxes from registered operators from October 2022 to April 2023. She estimated the city could be losing out on more than $1 million a year from uncollected taxes from unregistered operators.

The code compliance office in the Friday memo recommends an enforcement model where the city would spend $2.8 million to add 18 more department workers, cover more vehicles, equipment, training and software to oversee registration and regulation. The city estimates it would cost $1.7 million a year to maintain and bring in close to $1.6 million in fee revenue. That plan would eventually have staff working until 2 a.m. on weekends responding to complaints.

4 Dallas City Council members want to vote on short-term rental regulations next week

‘Hell to pay at ballot box?’

The staff recommendation largely mirrors what Planning and Urban Design Office Director Julia Ryan told the council during the same meeting that she personally recommended as the best course of action.

She suggested the City Council approve defining short-term rentals in zoning as a lodging use, but continue to allow them to have the right to operate anywhere in Dallas. The council could then make changes to the city code to help guide where they can be, such as requiring short-term rentals not be within 2,000 feet of each other.

Friday’s staff recommendation memo said 40% of short-term rentals in Dallas are located in a planned development district and conservation district. The city has more than 1,000 planned development districts alone and the memo said if Dallas moves forward with zoning short-term rentals out of residential neighborhoods that every planned development district and conservation district would have to be reviewed to figure out if short-term rentals are allowed or not.

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“We’ve used zoning in ways that we shouldn’t and we are now dealing with a lot of those consequences with permitting and with inefficient city services that all tie back to (planned development districts),” Ryan said on June 7. “I worry that we’re doing something similar in this case, where we’re adding regulation within the zoning ordinance that are going to either create confusion or inefficiencies with the enforcement piece.”

Talley told The News that she hopes the City Council ultimately weighs the voices of residents over city staff and short-term rental companies.

“I don’t have a crystal ball so I don’t know what’s going to happen,” Talley said. “But if enough City Council members don’t stand up and do the right thing and protect the neighborhoods, there could be hell to pay at the ballot box the next time around.”



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Dallas, TX

Cowboys built largest home lead of season, held on for first AT&T Stadium win vs. Giants

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Cowboys built largest home lead of season, held on for first AT&T Stadium win vs. Giants


Thanksgiving traditions can come from anywhere. They can start at any time and feel as important the very first time as they do years later. For the Dallas Cowboys on Thanksgiving, they sparked their second winning streak of the 2024 season by beating the New York Giants 27-20. In the spirit of the holiday season, the headline here doesn’t need to be that the Cowboys won both games against the Giants this year, now the clear worst team in the NFC East, by a combined 12 points. They are playing mostly watchable football for the first time in a long time, having some fun while doing so, and getting players back healthy to make a difference.

They finally have a home win to improve their AT&T Stadium record to 1-5 this season, with home games remaining against the Bengals, Buccaneers, and Commanders. It wouldn’t be a 2024 Cowboys home game without trailing early at some point, but unlike in so many other games this season the Cowboys were able to respond, get back to playing complementary football, and win the turnover battle and the game.

The Cowboys have now won two straight to snap a previous five-game losing streak and improved their record to 5-7. It is amazing how simply winning games in this league can turn narratives on their head, even when the wins and losses are determined by mere inches. Dallas has gone from a team destined to have one of the most pitiful lost seasons of all time to one tied in the win column with Indianapolis, San Francisco, Tampa Bay, and the L.A. Rams. The outlooks for all of these teams are much better than where the Cowboys appeared to be heading before finding their footing and winning two games in four days. This is a team that hasn’t showed signs of quitting despite staring many reasons for doing so in the face.

While these wins have dropped their draft position outside of the top ten, the Giants seventh straight loss keeps them in position for the number one overall pick. Certainly this adds the context to not get carried away with too much talk of the Cowboys making a miraculous run to the playoffs, but winning in the Thanksgiving throwback uniforms is always a welcome sight. This was the fourth time the Cowboys and Giants have met on Turkey Day, with the Cowboys now 4-0 and securing a sweep of their rivals from New Jersey for the fourth straight season and seventh in the last eight.

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Photo by Cooper Neill/Getty Images

With a longer break now before the Cowboys look to add to their two-game win streak and start a home one against the Bengals, here is how the team served up dessert to go with every fan’s Thanksgiving feast on Thursday afternoon.

  • It was once again a makeshift offensive line for the Cowboys as Zack Martin missed his second straight game. In what should have been a good evaluation game for Tyler Guyton, it was mostly Chuma Edoga at left tackle after Guyton got hurt, alongside Tyler Smith who did return after missing the Commanders game.

The Cowboys were able to mitigate this again by getting the ball out of Cooper Rush’s hands, as well as relying on Rico Dowdle to serve as his own blocker when needed and run through defenders for positive yards. Of Rush’s 21 completions, only two were completed longer than ten yards. The Cowboys were just 3-12 on third downs, with two of these conversions coming on the game’s opening drive. Jumping out to a touchdown lead against a Giants team starting journeyman Drew Lock at QB would have been ideal, but another red zone third-down attempt didn’t give the Cowboys much of a chance at finding paydirt.

With Brandin Cooks playing in his first game since the week four win at the Giants, also played on a Thursday night, the Cowboys looked to get him involved early out wide. This allowed CeeDee Lamb to get more opportunities out of the slot which is where Mike McCarthy can scheme the run-after-the-catch plays needed for this Cowboys offense to find any explosiveness. With Cooks on the outside and Lamb inside on a third and five, Cooks could not win at the catch point on a drive route and brought up a fourth down that led to Brandon Aubrey’s first of two field goals.

Cooks and Lamb playing on the same side of the formation was a heavy focus for the Cowboys in this game, looking to find any way to get their receivers more free releases and create easy throws underneath for Rush. This entire concept is still a work in progress for this offense though. The second-down play before the incompletion in the red zone was a slot fade to Kavontae Turpin. We mentioned last week how Turpin should have a real chance to get more involved with the offense for the rest of this season, but a low percentage throw like this one is not a good way to do so.

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In his first game back from injury, Cooks continued to have some of the same struggles from earlier in the year when it came to keeping defenders away from the catch point and separating vertically on routes. Returning for just his third home game of the season after only playing in early season runaway games against the Saints and Ravens, it was a great sight for tired turkey-feasting eyes to see Cooks score on a crossing route in the third quarter to extend the Dallas lead to ten. This pushed the lead to double-digits which went a long way with Lock and the Giants offense struggling to sustain drives and handle a Cowboys pass rush that again had their way whenever given the chance to play from ahead.

New York Giants v Dallas Cowboys

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  • If the playoffs are still going to be a distant objective for this Cowboys team, and evaluating the existing talent on the roster is still the primary objective over these next five weeks, it is important not to lose sight of players with high draft pedigree or “blue chip” prospects in this evaluation. In this case, it was again defensive tackle Mazi Smith having a strong game on the defensive interior.

Mike Zimmer’s defense has looked like the most consistently prepared unit on this entire football team for weeks now. Led by a pass rush that’s been lifted by Micah Parsons, and expects DeMarcus Lawrence back as early as next Monday night versus the Bengals, the Cowboys never let Lock get comfortable in the pocket in this game. He had some scramble plays that extended drives, but Lock was mostly contained where the Cowboys got to him for six sacks. Lock’s 28 yard rush in the first quarter was the Giants’ longest offensive play of the game.

The Giants’ first possession going for a touchdown was their only TD drive until late in the fourth quarter, and they got there by converting both a fourth-and-short and third-and-short. The Cowboys did a great job making later third-down attempts for the Giants more obvious passing situations where they could bring pressure and force the ball short of the sticks, while committing coverage to star rookie receiver Malik Nabers and force other targets to beat them. Jourdan Lewis and others did a good job disrupting Nabers and not allowing him to run free downfield. Lewis’ consistently strong play this season, particularly in recent weeks, has helped safety Donovan Wilson look better in coverage by having more time to get to his spots in coverage and not have to carry receivers at their stem in man.

Both starting cornerbacks Bland and Butler were up to the challenge, while DeMarvion Overshown also got in on the action in coverage with one of the defensive plays of the season for Dallas. Overshown has been a blur all season making plays all over the field, especially in his first Thanksgiving action against the Giants. He is one of the team’s best young rising players to build around at linebacker, and plays like his tipped screen pass for a pick six to give the Cowboys their first lead show why.

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New York Giants v Dallas Cowboys

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When Overshown crossed the goal line to put the Cowboys ahead 13-7, the narrow six-point lead was actually the team’s largest of the season at home. Even playing with a marginal lead is all the Cowboys needed to settle into this game and play to their strengths. The Cowboys offense left a lot to be desired in their efforts to separate on the scoreboard and make it a true Thanksgiving feast, having a CeeDee Lamb third-down drop that led to Hunter Luepke being stopped short on fourth down in the second quarter. The defense more than picked up the slack, forcing back-to-back punts after Overshown’s pick-six with a Donovan Wilson third-down sack and three-and-out around their own turnover on downs.

On the Wilson sack, Parsons also had pressure twisting from the defensive end spot to rush against the Giants interior offensive line. Increasing these chances for Parsons to rush against guards is something Zimmer should be able to do more of when Lawrence returns to play at left defensive end if the play of the defensive tackle group remains strong led by Smith, Linval Joseph, and Osa Odighizuwa, who added a sack as well.

The Giants’ first drive lasting 13 plays for a touchdown was longer than their next four drives combined, ending in an interception, two punts, and a field goal. This is simply not a Zimmer and Al Harris led defense that is going to let opposing offenses get comfortable and control the game while putting up points that increase the pressure on Rush to get in shootouts. The Cowboys were able to get Rico Dowdle over 20 touches for the second week in a row, and the results showed up in the most important place – the win column.

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Just how far the Cowboys can take this style of play the rest of the season remains to be seen, but being good enough over their last two games to reach 3-1 in division play is something every Dallas fan can smile about.



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Game Day Guide: Stars vs Avalanche | Dallas Stars

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Game Day Guide: Stars vs Avalanche | Dallas Stars


First Shift 🏒

As the Stars pass the quarter point in the 2024-25 season, they definitely have some challenges.

After posting back-to-back trips to the Western Conference Final under coach Pete DeBoer and his staff, the start of this year has been uneven. Dallas last season had the best road record in the NHL and the best in franchise history at 26-10-5. This year, Dallas is 5-6-0 away from home and also has an additional “home” loss in Finland. That’s something that has to be addressed.

But, conversely, they are much better at home, going 8-1-0 at American Airlines Center, adding to the realization that this is a completely different season.

So when you compare the two performances, there is a lot to be addressed. Dallas was second best in points percentage last season at .689 and is eighth best this year at .619. The Stars last season were third in scoring at 3.59 goals per game and are eighth this year at 3.38 goals per game. That said, they are still eighth in both categories.

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But it doesn’t feel that way.

“This team I don’t think has had a ton of adversity these last two years, and there’s a little bit coming at us right now,” said Duchene after a 6-2 loss in Chicago on Wednesday. “We’ve just got to figure things out and keep working and pushing.”

The Stars’ biggest issue so far has been a lack of power play success. Dallas is 25th in success rate on the man advantage at 16.7 percent after ranking sixth last year at 24.2 percent. They also have surrendered three shorthanded goals after allowing only four all of last season.

“We have to find the balance,” said Johnston. “You can’t panic, you have to stay focused. You just have to outwork the penalty killers. You have five guys, but you still have to work harder than their four.”

The Stars will get the chance to do that with some great tests coming up. Dallas plays host to Colorado on Friday and Winnipeg on Sunday. The Avalanche are starting to get healthy and are 7-2-0 in their past nine games. Winnipeg is leading the NHL at 18-5-0. After winning the Central Division last season, Dallas currently ranks third.

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That said, this is a strange season. Because the league will shut down for the Four Nations Faceoff in February, and because the Stars took a week to go to Finland, the schedule is condensed. As a result, the players and coaches have to adjust. Even so, many good teams have had challenges this year too, and that’s part of the game.

“You look around the league and we’re not the only team going through something like this,” DeBoer said. “You have to dig in and stick together and get your foundation back and play better hockey.”



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New York Giants Fall to Dallas Cowboys, 27-20 on Thanksgiving

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New York Giants Fall to Dallas Cowboys, 27-20 on Thanksgiving


The New York Giants’ dreadful 2024 season continued with a 27-20 to the Dallas Cowboys on Thanksgiving. It was the Giants’ seventh-straight loss this season and their eighth-consecutive defeat at the hands of the Cowboys, dating back to the 2020 season.

The Cowboys benefitted from two Giants turnovers, including a pick-6 by DeMarvion Overshown in the second quarter he returned 23 yards to give the Cowboys a 13-7 lead, the Cowboys at that point never relinquishing the lead.

The other came following a Giants fumble in the second half, which the Cowboys converted into another touchdown to cap a six-play scoring drive. 

The game started well, as the Giants held the Cowboys to just a field goal after their first possession. The Giants offense took the field with Drew Lock under center for the injured Tommy DeVito. 

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Lock was under pressure practically half the game, the Cowboys hitting him 14 times and sacking him six. The Giants also had just as many penalties in this game (13) as they did first downs (17), and their defense once again couldn’t stop the run if they tried, with missed tackles–at least 10 of them in the first half alone–an ongoing problem.

Cowboys running back Rico Dowdle captured his first career 100+ yard rushing game, going for 112 yards and one touchdown against the Giants, who saw three defensive linemen–D.J. Davidson (shoulder), Rakeem Nunez-Roches (stinger) and Dexter Lawrence II (elbow)–leave the game with injuries.  

Cowboys quarterback Cooper Rush finished 21 of 36 for 195 yards and one touchdown, his leading receiver being tight end Luke Schoonmaker (five catches on six pass targets).

Lock and running back Tyrone Tracy, Jr. scored the Giants’ two touchdowns, TRacy’s coming on a 1-yard run on the Giants’ opening drive to give them their first lead in a game since Week 6, and then Lock scoring a fourth-quarter garbage time touchdown on an 8-yard rush to make it 27-20 with 2:18 left.

The Giants got the rest of their scoring from kicker Graham Gano, who hit field goals of 46 and 47 yards. 

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Giants receiver Malik Nabers caught 13 pass targets for 69 yards, but he also dropped two balls. Rookie tight end Theo Johnson displayed toughness on a few of his receptions, hauling in five catches for 54 yards.

This is the Giants’ ninth time in the last 11 seasons that they’ve lost at least ten games. This loss eliminated them from playoff contention and currently slots them into the No.1 pick in April’s draft. 

The Giants will have 10 days to prepare for their next matchup, a home meeting with the New Orleans Saints. They’re now the only team in the NFL to win a game at home still not this season, and they currently have the league’s longest losing streak.

Tom Brady Criticizes Daniel Jones for How He Handled Final Days with Giants . dark. Next. Brady Criticizes Daniel Jones



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