The race for Dallas City Council District 11 is arguably the most watched race in our city this cycle. Incumbent Jaynie Schultz decided not to seek another term amid a bruising fight over the redevelopment of Pepper Square, an aging strip mall in Far North Dallas that has become emblematic of the tension between single-family neighborhoods and higher-density housing.

Mona Elshenawy, Jeff Kitner, Kendal Richardson and Bill Roth are running to replace Schultz. Kitner and Roth are by far the strongest contenders, but Kitner has a track record of accomplishments at City Hall that make him the best choice for this district.

Kitner, chief operating officer of the North Dallas Chamber of Commerce, served on the Dallas Park Board from 2017 to 2024. During his tenure, the Park Board expanded the Northaven Trail, installed new playgrounds in District 11 and helped create the Woods at Valley View Park, a natural trail through a forested area that was the site of homeless encampments.

Kitner, 49, also served on the Friends of the Dallas Public Library board for six years. During the city’s recent charter review process, he advocated through the North Dallas Chamber for an amendment to move city elections from May to November of odd-numbered years, contingent on approval from the state Legislature. The move could improve turnout in local elections. Dallas voters overwhelmingly approved the amendment last fall.

In our candidate interview, Kitner told us that areas like the Valley View Mall site are ideal for multifamily housing and mixed uses, noting that recent city investments in parkland can catalyze development.

We sounded the alarm about the level of vitriol in the debate about Pepper Square, though residents raised valid concerns about the rezoning. The City Council ultimately approved a mixed-use development with more than 850 apartments.

With Schultz out of the race, there has been an effort to pin the backlash on Kitner. He told us residents’ views range from total opposition to any apartments to tolerance for some number of units. He said he would have handled the matter differently than Schultz, noting she got involved too early and was too attached to the density itself. He told us he would have preferred an apartment tower shorter than 12 stories, but he said overall the Pepper Square redevelopment is a good project. Kitner cited the success of Preston Hollow Village, a development at Walnut Hill Lane and North Central Expressway with a Trader Joe’s, restaurants and apartments.

Roth, who works in commercial real estate, told us he would have supported a compromise of up to 500 apartments, in line with neighbors’ wishes. He said the person asking for rezoning has the burden of proof of persuading the neighborhood that the change is acceptable.

In our interview, Roth, 71, voiced frustration with dysfunction around the council horseshoe. He emphasized the need to reach consensus around priorities including public safety, homelessness and basic city services. While we agree with Roth that City Hall is not working as it should, he lacks Kitner’s record of experience with city government.

Elshenawy, 39, a community and government relations professional, is a passionate advocate for single-family neighborhoods but offered little nuance in her responses.

Also running is Kendal Richardson, 46, who ran for mayor in 2023 as a write-in candidate.

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