Thinking about repainting, adding a fence, or widening a driveway after you move to M‑Streets? In Greenland Hills, even simple exterior updates can trigger extra review because the neighborhood is a designated conservation district. You want to protect your time and budget while keeping your home’s character intact.
This guide explains how conservation districts work in Dallas, what projects usually need review and permits, and how to plan your timeline so you do not hit avoidable delays. You will also get practical checklists to use before closing and in your first weeks after move‑in. Let’s dive in.
M‑Streets conservation basics
A conservation district is a zoning overlay that preserves a neighborhood’s visual character by regulating exterior changes visible from public streets and alleys. It is typically less restrictive than a historic district but still requires review to keep new work compatible with the area.
In Dallas, conservation districts are created by city ordinance and operate within the city’s development code. Local Work Review Boards, sometimes with city staff, review proposed exterior work to ensure it fits the district’s guidelines. You still need standard city permits. Conservation approval is a separate step that usually comes first.
The goals are straightforward: keep consistent setbacks, rooflines, porch orientation, materials, and front‑yard character so the streetscape you love stays intact over time.
What work usually needs review or permits
Expect review and often permits for exterior changes that are visible from the street. Common examples include:
- New construction or additions that alter the street‑facing elevation
- Demolition of a primary structure or removal of character features like porches or original façades
- Driveway changes, curb cuts, or converting front yard area to parking
- Fences or walls visible from the street, including height, materials, and location
- Changes to entries, porches, stoops, or the front door orientation
- Exterior materials, roofline changes, dormers, and street‑facing windows or doors
- Garage placement and any garage doors visible from the street
- Visible exterior equipment and utilities, such as HVAC condensers or meter banks, and how they are screened
- Solar panels or satellite equipment if they change the visible character
- Front‑yard hardscape that alters the landscape character
Paint color review varies by district. Some conservation districts review highly visible façades, while others do not. You should confirm the current Greenland Hills guidelines before you paint.
How approvals usually work
Plan for two tracks running in parallel:
- Conservation district review with the Greenland Hills Work Review Board or staff
- City of Dallas permits for building, electrical, plumbing, tree removal, or right‑of‑way work
Many smaller items can be handled at staff level after a preliminary check. Larger or more noticeable changes go to the Work Review Board, which meets on a set schedule. The board reviews drawings, photos, and material samples, then issues decisions or requests revisions.
City permits generally will not be issued until you present conservation approval. Contractors typically bring that approval letter when they apply for permits.
For planning, allow time. Staff reviews can take days to a few weeks. Board reviews often take several weeks and can stretch to a couple of months depending on agenda timing and revisions. Build in a 4 to 8 week window for projects likely to require board review and longer for major construction.
Front yard standards to watch
Front yards in M‑Streets are part of the neighborhood’s character. Here is what that typically means:
- Setbacks and orientation: Additions that push forward into the front yard are scrutinized. Homes should keep established setbacks and face the street.
- Driveways and curb cuts: The width and number of curb cuts are often limited. Widening a driveway or adding a new curb cut can require separate city review.
- Front yard parking: Many conservation districts discourage visible front parking or require screening to maintain green yards.
- Fences: Heights and materials in the front setback are commonly regulated. Tall solid fences are often not allowed in front yards.
- Landscaping and trees: Preserving mature trees and a vegetative front yard is a priority. Removing protected trees can require permits or mitigation.
- Garages and accessory structures: Placement is reviewed to avoid garage‑dominated street views.
- Visible mechanicals: Equipment and trash storage should be screened from the street with compatible solutions.
Always verify the current Greenland Hills standards before you design.
Before you close: buyer checklist
Protect yourself during the option period or right after contract acceptance by requesting:
- Prior conservation approvals and any Work Review Board decision letters
- City permit history for exterior projects
- Deed restrictions, if any, and neighborhood association or WRB info
- Recent survey or site plan and any previously approved elevations for additions, fences, or driveways
- Easement locations on the survey, including alleys, utilities, and drainage
- Tree information if large or protected trees are on site
These documents help you spot potential compliance issues early, negotiate repairs, or plan your first projects with fewer surprises.
First 30 days after move‑in
Before you touch the exterior, do this:
- Contact the Work Review Board or neighborhood association to confirm what your project requires and to get meeting dates and submission deadlines
- Check with City of Dallas Development Services for any building, trade, tree, or right‑of‑way permits and whether conservation approval must come first
- Evaluate trees if you plan landscaping or hardscape changes and confirm whether permits or mitigation apply
- Hire a contractor with proven conservation‑district experience and make WRB submissions and permit responsibilities part of the contract
- Keep written approvals on site once work begins
A short planning call with the WRB and city staff can save weeks later.
Common pitfalls that stall projects
Avoid these issues that often trigger stop‑work orders or costly revisions:
- Starting work before conservation approval or before permits are issued
- Submitting incomplete packets that lack elevations, photos, or material samples
- Assuming small items like paint or cladding changes are exempt
- Using contractors unfamiliar with Dallas conservation workflows
- Removing or pruning protected trees without the proper permits
- Changing curb cuts or widening driveways without right‑of‑way approvals
Create a simple internal checklist and ask your contractor to follow it.
Keep records and know your options
Maintain a folder with WRB decision letters, stamped plans, permit numbers, inspection records, and any conditions tied to approvals. If you disagree with a decision, there is usually a path to revise and resubmit or appeal under city procedures. City planning staff can clarify how the conservation ordinance interacts with building code and what the next step should be.
Who to contact when in doubt
When you need specifics or the rules change, reach out to:
- Greenland Hills Work Review Board or neighborhood association for submission packets and meeting schedules
- City of Dallas Development Services for permits, submittal steps, fees, and inspections
- City planning or preservation staff who administer conservation districts for interpretations and exemptions
- Dallas Forestry or code enforcement for tree thresholds and mitigation rules
- Dallas GIS and zoning maps for exact district boundaries, setbacks, and easements
A 10 minute confirmation can prevent weeks of delay.
Plan your timeline
If you plan a visible exterior project, assume:
- 1 to 3 weeks for staff‑level review if your packet is complete
- 4 to 8 weeks for board review depending on meeting cadence and revisions
- More time for new construction or complex additions
Build your schedule backwards from the board calendar. Submit early, respond quickly to comments, and keep your contractor aligned with the process.
Ready to move smart in M‑Streets?
Buying in Greenland Hills gives you a beautiful streetscape and long‑term value, as long as you plan improvements with the district rules in mind. With the right preparation, you can update your home while preserving the character that drew you here in the first place.
If you are weighing a purchase or planning exterior updates in M‑Streets, reach out to Lardner Group to schedule a consultation. Our team helps you scope projects, line up experienced contractors, and navigate approvals so you can move forward with confidence.
FAQs
Do I need approval to repaint my M‑Streets home?
- It depends. Some conservation districts review paint on prominent façades. Check the current Greenland Hills guidelines to confirm.
Can I widen my driveway or add front yard parking in M‑Streets?
- Expect review and possible limits. Driveway width and front‑yard parking are commonly restricted and may also require right‑of‑way permits.
Are solar panels allowed on M‑Streets homes?
- Solar is often allowed with placement and visibility reviewed. Panels on street‑facing roofs may need design adjustments or screening.
What if the seller completed exterior work without permits or approvals?
- You may need retroactive approvals, permits, or changes to the work and could face fines. Request permit and WRB histories before closing.
How long does M‑Streets approval usually take?
- Minor items may be approved at staff level in days or weeks. Board reviews often take several weeks to a couple of months depending on meeting timing and revisions.
