1 CITY PLAN COMMISSION Thursday, September 17, 2020 ...

Sustainable Development and Construction 214-670-4209 1

CITY PLAN COMMISSION Thursday, September 17, 2020

AGENDA

BRIEFINGS*: (Videoconference) 10:00 a.m.

PUBLIC HEARING**: (Videoconference) 1:30 p.m.

* The City Plan Commission may be briefed on any item on the agenda if it becomes necessary. ** The City Plan Commission meeting will be held by videoconference. Individuals who wish to speak in accordance with the City Plan Commission Rules of Procedure should contact the Sustainable Development and Construction Department at 214-670-4209 by the close of business Tuesday, September 15, 2020. Public Affairs and Outreach will also stream the public hearing on Spectrum Cable Channel 95 or 96 and bit.ly/cityofdallastv. The following videoconference link is available to the public to listen to the meeting WebEx link below: https://dallascityhall.webex.com/dallascityhall/onstage/g.php?MTID=e0ba2fe5dae1594d627def7c5bff79b71.

Kris Sweckard, Director Neva Dean, Assistant Director of Current Planning

BRIEFINGS: Subdivision Docket Zoning Docket PUBLIC TESTIMONY: Waivers Development Plans Minor Amendments Rules of Procedure Amendments Minutes

https://dallascityhall.webex.com/dallascityhall/onstage/g.php?MTID=e0ba2fe5dae1594d627def7c5bff79b71

City Plan Commission September 17, 2020

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ACTION ITEMS: Subdivision Docket Planner: Mohammad Bordbar Consent Items: (1) S190-068R (CC District 8)

An application to revise a previously approved plat (S190-068) to create 151 Residential Lots and 4 common areas as a Community Unit Development with lots ranging in size from 6,000 square feet to 14,926 square feet from a 43.082-acres tract of land in City Block 8838 on property located on Lasater Road, north of Wynngate Drive.

Applicant/Owner: Carl Porter, Jr., Caldwell Surveyor: CBG Surveying Texas, LLC Application Filed: August 21, 2020 Zoning: R-7.5(A) Staff Recommendation: Approval, subject to compliance with the

conditions listed in the docket.

(2) S190-210 (CC District 14)

An application to replat a 2.256-acres tract of land containing all of Lot 1 in City Block 1/949 and a tract of land in City Block 949 to create one lot on property located on Fairmont Street at McKinney Avenue, southwest corner.

Applicant/Owner: Murphy Plaza, LLC Surveyor: Pacheco Koch Consulting Engineers Application Filed: August 19, 2020 Zoning: PD 193 (HC) Staff Recommendation: Approval, subject to compliance with the


(3) S190-212 (CC District 6)

An application to replat a 0.92-acre tract of land containing all of Lots 191 and 191C in City Block 6525 to create one lot on property located on Fabens Road, west of Shady Trail.

Applicant/Owner: Chaudhry & Associates, Inc. Surveyor: Salcedo Group, Inc. Application Filed: August 20, 2020 Zoning: IR Staff Recommendation: Approval, subject to compliance with the



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(4) S190-213 (CC District 11)

An application to create 29 single family lots ranging in size from 4,577 square feet to 427,680 square feet from a 14.681-acre tract of land in City Block 8215 on property located on Keller Springs Road, west of Preston Road.

Applicant/Owner: Keller Springs Estate, LTD Surveyor: Viewtech, Inc. Application Filed: August 20, 2020 Zoning: PD 992

Staff Recommendation: Approval, subject to compliance with the conditions listed in the docket.

(5) S190-214 (CC District 6)

An application to replat a 0.80-acre tract of land containing all of Lots 1 through 5 in City Block 9/8570 to create one lot on property located on Lupo Drive, at Vicksburg Street, northeast corner.

Applicant/Owner: Gregory Brian Baten Surveyor: CBG Surveying Texas, LLC Application Filed: August 20, 2020 Zoning: IR Staff Recommendation: Approval, subject to compliance with the


(6) S190-215 (CC District 6)

An application to replat a 0.448-acre tract of land containing all of Lots 21, 22, and 23 in City Block E/6364 to create one lot on property located on Don Drive, south of Jane Lane.

Applicant/Owner: MGV Investment, LLC Surveyor: CBG Surveying Texas, LLC Application Filed: August 20, 2020 Zoning: IR


(7) S190-216 (CC District 6)

An application to create a 0.61-acre lot from a tract of land in City Block A/7215 on property located on Norwich Street, south of Singleton Boulevard.

Applicant/Owner: Coria Corporation Surveyor: CBG Surveying Texas, LLC Application Filed: August 20, 2020 Zoning: IM Staff Recommendation: Approval, subject to compliance with the



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(8) S190-217 (CC District 14)

An application to replat a 0.868-acre tract of land containing part of Lot 1 and all of Lots 2 through 5, and Lot 6B in City Block 19/1874 to create one lot on property located on Live Oak Street, north on Lindell Avenue.

Applicant/Owner: Beacon’s End, LLC Surveyor: Urban Structure Application Filed: August 20, 2020

Zoning: MF-2(A) Staff Recommendation: Approval, subject to compliance with the conditions listed in the docket.

(9) S190-218 (CC District 3)

An application to replat a 1.711-acre tract of land containing part of Lots 31 and 32 in City Block 6955 to create one lot on property located on Ledbetter Drive, east of Cockrell Hill Road.

Applicant/Owner: Lazaro Castaneda Surveyor: Duenes Land Surveying, LLC Application Filed: August 21, 2020

Zoning: IR Staff Recommendation: Approval, subject to compliance with the conditions listed in the docket.

(10) S190-219 (CC District 8)

An application to replat an 18.2651-acre tract of land containing all of Lots 5, 6, and 7C in City Block A/6931 to create 3 lots ranging in size from 2.7124-acre to 11.1303-acre on property located on Marvin D. Love Freeway (US Highway NO. 67), south of Camp Wisdom Road.

Applicant/Owner: Peter Brodsky Surveyor: Kimley-Horn and Associates, Inc Application Filed: August 21, 2020

Zoning: RR Staff Recommendation: Approval, subject to compliance with the conditions listed in the docket.

(11) S190-220 (CC District 2)

An application to create one lot from a 1.06-acre tract of land in City Block 3/930 and an abandoned portion of an alley on property located on Harry Hines Boulevard at Hunt Street, north corner.

Applicant/Owner: HPO, Inc. c/o Harwood International Surveyor: Halff Associates, Inc Application Filed: August 21, 2020

Zoning: PD 193 (PDS 79) (Subarea F) Staff Recommendation: Approval, subject to compliance with the conditions listed in the docket.


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Residential Replats: (12) S190-211 (CC District 13)

An application to replat a 13.901-acre tract of land containing all of Lots 5 and 6 in City Block 5555, part of City Blocks 5554 and 5555 to create 3 lots ranging in size from 4.362-acres to 4.890-acres on property located on Park Lane, east of Rockbrook Drive, north of Miron Drive.

Applicant/Owner: David J. Haemisegger and Nancy A. Nasher, Miron Property, LLC

Surveyor: Pacheco Koch Consulting Engineers Application Filed: August 19, 2020 Zoning: R-1ac(A)


Miscellaneous Items: W190-012 Neva Dean (CC District 8)

An application for a waiver of the two-year waiting period to submit a zoning application on property zoned an IR Industrial Research District, on the northwest corner of South Central Expressway and River Oaks Drive.

Staff Recommendation: Denial. Applicant/Representative: La Sierra Planning Group

D190-006 Abraham Martinez (CC District 6)

An application for a development plan and landscape plan for an office use on property zoned Subdistrict A within Planned Development District No. 741, on the south corner of Cypress Waters Boulevard and Saintsbury Street.

Staff Recommendation: Approval. Applicant: Trammell Crow Co. #43, LTD Representative: Robert L. Pruett

D190-007 Abraham Martinez (CC District 1)

An application for a landscape plan for a public school use on property zoned Tract I within Planned Development District No. 409, on the northeast corner of North Oak Cliff Boulevard and West 10th Street.

Staff Recommendation: Approval. Applicant: Dallas Independent School District Representative: Robert Baldwin; Baldwin Planning

M190-037 Hannah Carrasco (CC District 14)

An application for a minor amendment to an existing development plan on property zoned Planned Development District No. 990, on the west corner of North Henderson Avenue and Manett Street.

Staff Recommendation: Approval. Applicant: Dallas Independent School District Representative: Robert Baldwin, Baldwin Associates


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Miscellaneous Items – Under Advisement: M190-034 Hannah Carrasco (CC District 13)

An application for a minor amendment to an existing development plan on property zoned Planned Development District No. 967, on the southeast corner of Welch Road and Harvest Hill Road.

Staff Recommendation: Approval. Applicant: Dallas Independent School District Representative: Robert Baldwin, Baldwin Associates UA From: August 20, 2020.

Zoning Cases – Consent:

1. Z190-257(AM) Abraham Martinez (CC District 2)

An application for a Specific Use Permit for an alcoholic beverage establishment limited to a bar, lounge, or tavern use on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District, on the south line of Elm Street, west of Crowdus Street

Staff Recommendation: Approval for a five-year period, subject to a site plan and conditions.

Applicant: Gabriel Sanchez

2. Z190-269(CT) Carlos Talison (CC District 6)

An application for a Planned Development District for A(A) Agricultural District Uses and a transit passenger center, on property zoned an A(A) Agricultural District, on the southeast line of East Belt Line Road, east of Denton Tap Road.

Staff Recommendation: Approval, subject to development plan, landscape plan, and conditions.

Applicant: DART Representative: MASTERPLAN


An application for the renewal of Specific Use Permit No. 2304 for a bar, lounge, or tavern on property zoned Subdistrict 2 within Planned Development District No. 317, the Cedars Special Purpose District, on the northeast line of Harwood Street, southeast of Hickory Street.

Staff Recommendation: Approval for a three-year period, subject to conditions.

Applicant: Mike’s Gemini Twin Lounge Representative: Audra Buckley - Permitted Development

4. Z190-291(LG) La’Kisha Girder (CC District 4)

An application for an amendment to Planned Development District No. 666 for a public school other than an open-enrollment charter school use in an area bounded by Kiest Boulevard, Polk Street, Hoke Smith Drive and Navajo Drive.

Staff Recommendation: Approval, subject to a revised development plan, traffic management plan, and conditions

Applicant: Dallas Independent School District Representative: Karl A. Crawley, Masterplan Consultants


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5. Z190-198(PD) Pamela Daniel (CC District 10)

An application for a Specific Use Permit for child-care facility and community service center uses on property zoned an R-10(A) Single Family District, on the northwest corner of Shepherd Road and Stults Road.

Staff Recommendation: Approval for a twenty-year period with eligibility for automatic renewals for additional twenty-year periods, subject to a site plan and conditions.

Representative: Kelvin Rausaw


An application to amend Planned Development District No. 652 for a public school other than an open-enrollment charter school on the northeast corner of Abrams Road and Lovers Lane.

Staff Recommendation: Approval, subject to a revised development plan, traffic management plan, and conditions.

Applicant: Dallas Independent School District Representative: Rob Baldwin, Baldwin Associates


An application for the renewal of Specific Use Permit No. 2099 for the sale of alcoholic beverages in conjunction with a general merchandise or food store 3,500 square feet or less on property zoned a CR-D-1 Community Retail District with a D-1 Liquor Control Overlay and deed restrictions (Z845-291), on the southwest corner of Great Trinity Forest Way and North Jim Miller Road.

Staff Recommendation: Approval for a three-year period with eligibility for automatic renewals for additional five-year periods, subject to a revised site plan and conditions.

Applicant: FoodPlus 2, Inc. Representative: Kendra Larach, La Sierra PD

8. Z190-272(LG/AU) La’Kisha Girder Andreea Udrea (CC District 12)

A City Plan Commission authorized hearing to determine proper zoning on property zoned a TH-2(A) Townhouse District and an MF-1(A) Multifamily District with Specific Use Permit (SUP) No. 1012 for a public school with consideration given to reducing the size of the SUP by removing the single family developed lots on the west side of Justice Lane and amending the SUP to allow for the reconstruction of the school on the north side of Timberglen Road, between Kelly Boulevard and Justice Lane.

Staff Recommendation: Approval, subject to a revised site plan, landscape plan, traffic management plan, and conditions.

Applicant: Carrollton Farmers Branch Independent School District Representative: Karl A. Crawley, MASTERPLAN


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Zoning Cases – Under Advisement: 9. Z190-252(JT/PD) Pamela Daniel (CC District 6)

An application for the renewal of Specific Use Permit No. 2261 for a metal salvage facility use with consideration to amend the site plan on property zoned an IM Industrial Manufacturing District, on the east side of Luna Road, north of Ryan Road.

Staff Recommendation: Hold under advisement until October 1, 2020.

Applicant: Venture Metals Representative: Robert Baldwin, Baldwin Associates UA From: July 23, 2020 and August 20, 2020.


An application for a Planned Development District for MU-2 Mixed Use District uses on property zoned an IR Industrial Research District, on the east line of North Beckley Avenue, south of West Commerce Street.

Staff Recommendation: Approval, subject to a development plan and conditions.

Applicant: Mill Creek Residential Representative: Rob Baldwin, Baldwin Associates UA From: July 23, 2020 and August 20, 2020.


An application for a MU-2 Mixed Use District on property zoned an IM Industrial Manufacturing District, on the south corner of South Malcolm X Boulevard and Louise Avenue.

Staff Recommendation: Approval. Applicant: City Square

Representative: Scott Zink UA From: September 3, 2020.

Zoning Cases – Individual: 12. Z190-215(AU) Andreea Udrea (CC District 8)

An application for a Planned Development District for multifamily uses on property zoned a CR Community Retail District with a D-1 Liquor Control Overlay and an R-10(A) Single Family District, on the east corner of South Belt Line Road and Seagoville Road.

Staff Recommendation: Denial. Applicant: LDG Development

Representative: Rob Baldwin, Baldwin Associates


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13. Z190-276(CT/JM/LG) Carlos Talison (CC District 1)

An application to amend Planned Development District No. 919 for MF-3(A) Multifamily District uses to allow a medical clinic or ambulatory surgical center use in an area bounded by West Page Avenue, Adams Avenue, West Pembroke Avenue and Llewellyn Avenue.

Staff Recommendation: Approval, subject to a revised development plan, a revised landscape plan, and conditions.

Applicant: Tim Lott, Dallas Housing Authority Representative: Caleb Jones-EIT, Bohler Engineering, LLC

14. Z190-290(LG) La’Kisha Girder (CC District 14)

An application for an O-2 Office Subdistrict on property zoned an MF-2 Multiple-Family Subdistrict with deed restrictions volunteered by the applicant within Planned Development District No. 193, the Oak Lawn Special Purpose District, on the northeast corner of Rawlins Street and north of Knight Street.

Staff Recommendation: Denial. Applicant: Ron Watterson & Michael Sambogna

Representative: Audra Buckley, Permitted Development _________________________________________________________________________ Other Matters - Under Advisement: Consideration of amendments to City Plan Commission Rules of Procedure regarding Standing Committees – Sections 13(a) and 13(f). UA From: September 3, 2020. Other Matters: 2021 City Plan Commission Calendar Minutes: September 3, 2020 Adjournment


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CITY PLAN COMMISSION PUBLIC COMMITTEE MEETINGS

Thursday, September 17, 2020 SUBDIVISION REVIEW COMMITTEE (SRC) MEETING - Thursday, September 17, 2020, City Hall, 1500 Marilla Street, via videoconference, at 9:00 a.m. to consider: (1) NC190-003 - Consider changing the name of South Lamar Street, between Interstate 30 and South Central Expressway, to “Botham Jean Boulevard”. The public may attend the meeting via the videoconference link below: https://dallascityhall.webex.com/dallascityhall/onstage/g.php?MTID=e1e1794cfc469bee3c6f1db887a6dee6f.

Tuesday, September 15, 2020 SPECIAL SIGN DISTRICT ADVISORY COMMITTEE (SSDAC) MEETING - Tuesday, September 15, 2020, via videoconference, at 9:00 a.m., to consider (1) 2007310012 - An application for a Certificate of Appropriateness by Adam Bailey - Barnett Signs, for a 108 sq. ft. attached LED illuminated sign at 2901 Indiana (north elevation); (2) 2008060002 - An application for a Certificate of Appropriateness by Myra Brown - High Value Signs, for a 79.92 sq. ft. attached neon-illuminated sign at 2904 Commerce St. (west elevation); and (3) 2008210027 - An application for a Certificate of Appropriateness by Shanda Jones - Turner Sign Systems, for a 141.07 sq. ft. upper-level painted applied sign at 603 Munger (northeast elevation). The public may attend the meeting via the videoconference link below: https://dallascityhall.webex.com/dallascityhall/onstage/g.php?MTID=ed7ac8e5d9823b8f40d191426a10b8c82.

Note: The official Committee Agendas will be posted in the City Secretary’s Office and City Website at www.ci.dallas.tx.us/cso/boardcal.shtml. Please review the official agenda for items for consideration.

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EXECUTIVE SESSION NOTICE The Commission may hold a closed executive session regarding any item on this agenda when: 1. seeking the advice of its attorney about pending or contemplated litigation,

settlement offers, or any matter in which the duty of the attorney to the Commission/Board under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with the Texas Open Meetings Act. [Tex. Govt. Code §551.071]

2. deliberating the purchase, exchange, lease, or value of real property if deliberation

in an open meeting would have a detrimental effect on the position of the city in negotiations with a third person. [Tex. Govt. Code §551.072]

3. deliberating a negotiated contract for a prospective gift or donation to the city if

deliberation in an open meeting would have a detrimental effect on the position of the city in negotiations with a third person. [Tex. Govt. Code §551.073]

4. deliberating the appointment, employment, evaluation, reassignment, duties,

discipline, or dismissal of a public officer or employee; or to hear a complaint or charge against an officer or employee unless the officer or employee who is the subject of the deliberation or hearing requests a public hearing. [Tex. Govt. Code §551.074]

5. deliberating the deployment, or specific occasions for implementation, of security

personnel or devices. [Tex. Govt. Code §551.076] 6. discussing or deliberating commercial or financial information that the city has

received from a business prospect that the city seeks to have locate, stay or expand in or near the city and with which the city is conducting economic development negotiations; or deliberating the offer of a financial or other incentive to a business prospect. [Tex. Govt. Code §551.086]

7. deliberating security assessments or deployments relating to information resources

technology, network security information, or the deployment or specific occasions for implementations of security personnel, critical infrastructure, or security devices. [Tex. Govt. Code §551.089]


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Handgun Prohibition Notice for Meetings of Governmental Entities

"Pursuant to Section 30.06, Penal Code (trespass by license holder with a concealed handgun), a person licensed under Subchapter H, Chapter 411, Government Code (handgun licensing law), may not enter this property with a concealed handgun." "De acuerdo con la sección 30.06 del código penal (ingreso sin autorización de un titular de una licencia con una pistola oculta), una persona con licencia según el subcapítulo h, capítulo 411, código del gobierno (ley sobre licencias para portar pistolas), no puede ingresar a esta propiedad con una pistola oculta." "Pursuant to Section 30.07, Penal Code (trespass by license holder with an openly carried handgun), a person licensed under Subchapter H, Chapter 411, Government Code (handgun licensing law), may not enter this property with a handgun that is carried openly." "De acuerdo con la sección 30.07 del código penal (ingreso sin autorización de un titular de una licencia con una pistola a la vista), una persona con licencia según el subcapítulo h, capítulo 411, código del gobierno (ley sobre licencias para portar pistolas), no puede ingresar a esta propiedad con una pistola a la vista."

http://www.statutes.legis.state.tx.us/GetStatute.aspx?Code=PE&Value=30.07&Date=12/12/2015

City Plan Commission Date: 09/17/2020 1(a) S190-068R

CITY PLAN COMMISSION THURSDAY SEPTEMBER 17, 2020

FILE NUMBER: S190-068R SENIOR PLANNER: Mohammad H. Bordbar

LOCATION: Lasater Drive, north of Wynngate Drive

DATE FILED: August 19, 2019 ZONING: R-7.5(A)

CITY COUNCIL DISTRICT: 8 SIZE OF REQUEST: 43.082-acres MAPSCO: 70A, E

OWNER: Carl Porter Jr., Caldwell

REQUEST: An application to revise a previously approved plat (S190-068) to create a 151 Residential Lots and 4 common areas as a Community Unit Development with lots ranging in size from 6,000 square feet to 14,926 square feet from a 43.082-acre tract of land in City Block 8838 on property located on Lasater Drive, north of Wynngate Drive.

SUBDIVISION HISTORY:

1. S190-068 was a request on the same property as the present request to create 170 residential lots and 4 common area Community Unit Development with lots ranging in size from 6,000 square feet to 14,926 square feet from a 43.082-acre tract of land in City Block 8838 on property located on Lasater Drive, north of Wynngate Drive. The request was withdrawn November 25, 2019.

2. S190-049 was a request on the same property as the present request to create 166 residential lots and 3 common area Community Unit Development with lots ranging in size from 6,000 square feet to 14,926 square feet from a 43.082-acre tract of land in City Block 8838 on property located on Lasater Drive, north of Wynngate Drive. The request was withdrawn November 25, 2019.

3. S167-242 was a request south of the present request to create 249 lots and 1 common area from a 62.59-acre tract of land in City Block 8816 on property located on Lasater Road, northwest of Stark Road. The request was approved August 17, 2017 and has not been recorded.

STAFF RECOMMENDATION: Section 51A-8.503(a) indicates that “…Lots must conform in width, depth, and area to the pattern already established in the adjacent areas, having due regard to the character of the area, its particular suitability for development, and taking into consideration the natural topography of the ground, drainage, wastewater facilities, and the proposed layout of streets…”.

• The properties to the west and northwest are undeveloped parcels.

• The properties to the north and northeast are in the City of Mesquite.

• The properties to the east and southeast are in the City of Seagoville.

• The properties to the south are a request to create 249 lots and 1 common area from a 62.59-acre tract of land in City Block 8816 on property located on Lasater Road, northwest of Stark Road. The request was approved August 17, 2017 and has not been recorded (S167-242).

City Plan Commission Date: 09/17/2020 1(b) S190-068R

• The property to the southeast is developed as a Mobile Home Park and is zoned an MH(A) Manufactured Home District.

• The request is to create a 151 residential lot with 4 common areas as a Community Unit Development with lots ranging in size from 6,000 square feet to 14,926 square feet from a 43.082-acre tract of land. This request will create its own lot pattern.

• This request is residential in nature, the lots are being created from a tract of land that has never been platted before; therefore, it does not qualify for a residential replat and can be approved on the consent agenda.

The following chart provides the data for compliance with the Community Unit Development regulations for the proposed subdivision:

Total number of lots: 151

Total area 1,876,652 sq. ft. Total Lot Area 1,373,098 sq. ft. Lot Area needed for 20% reduction 375,330 sq. ft. Open space provided (11.56 acres) 503,554 sq. ft. R-7.5(A) lot area required: 7,500.0 sq. ft. Allowed lot area reduction (20%) per lot -1,500 sq. ft. Minimum lot area allowed 6,000 sq. ft. Smallest lots 6,000 sq. ft.

The final plat will show no lot less than 6,000 square feet in size. The proposed subdivision complies with the requirements of the Community Unit Development regulations (51A-8.510) for the 20% lot size reduction, Section 51A-8.503, and the requirements of the R-7.5(A) Single Family District; therefore, staff recommends approval subject to compliance with the following conditions:

1. The final plat must conform to all requirements of the Dallas Development Code, Texas Local Government Code, Texas Land Surveying Practices Act and the General Rules and Regulations of the Texas Board of Land Surveying.

2. Department of Sustainable Development and Construction, Engineering Division must verify that the plat conforms with the water, wastewater, and easement requirements under the provisions of Chapter 49 of the Dallas City Code.

3. Compliance with all plans, contracts, ordinances, and requirements of the City of Dallas. Section 51A-8.102(a), (b), (c), and (d)

4. The number and location of fire hydrants must comply with the Dallas Fire Code.

5. Any structure new or existing structure may not extend across new property lines. Section 51A-8.503(e)

6. On the final plat, all easement abandonments, and ROW abandonments must be by separate instrument with the recording information shown on the face of the plat. A release from the Real Estate Division is required prior to the plat being submitted to the Chairman for signature.

City Plan Commission Date: 09/17/2020 1(c) S190-068R

7. On the final plat, include two boundary corners tagged with these coordinates: “Texas State Plane Coordinate System, North Central Zone, North American Datum of 1983 on Grid Coordinate values, No Scale and no Projection.”

8. On the final plat, monument all set corners per the Monumentation Ordinance. Prior to submittal of the final plat for the Chairman’s signature, the monuments must be verified by the Chief City Surveyors Office in the Public Works Department. Section 51A-8.617

9. Provide ALL supporting documentation (i.e. deeds, plats, ordinances, easements…etc.) with a completed Final Plat Checklist to the Survey Plat Review Group (SPRG) with the Final Plat Submittal after City Plan Commission Approval.

10. Prior to the final plat, submit a tree survey to the Arborist. A release from the arborist is required prior to the issuance of an early release request or the submittal of the final plat for the Chairman’s signature, whichever occurs first.

11. The number of lots permitted by this plat is 151 and 4 common areas.

12. Submit a full set of Civil Engineering plans, prepared per City Standards by a licensed (TX) Professional Engineer, to Sustainable Development and Construction, Engineering Division, Room 200, Oak Cliff Municipal Center. (i.e. 311T) Additions and alterations to the public infrastructure require approval and may require private development contracts with bonds. Sections 51A-8.102(c) and Section 51A-8.601(b)(4), (5), (6), (7), (8), and (9).

13. Detention may be required if the capacity of available outfall is not adequate to carry the developed runoff. Section 51A-8.611(e).

14. Place a note on the final plat stating “Lot-to-lot drainage will not be allowed without proper City of Dallas Engineering Division approval”. (Note must be on plat) Section 51A-8.611(e).

15. On the final plat, dedicate 50 feet of Right-of-Way (via Fee Simple) from the established center line of Lasater Road. 51A 8.602(c).

16. Provide a turn-around per the City of Dallas Standards at the end of Street “D”. Section 51A-8.506(b).

17. Provide a turn-around per the City of Dallas Standards at the end of Street “G”. Section 51A-8.506(b).

18. Prior to final plat, approval and coordination with Dallas Water Utility Flood Management is required.

19. Prior to final plat, design and construction of half of the width of Lasater Road along the entire length of the plat per City of Dallas Standard M-6-D(A) will be required. Section 51A-8.604(b)(3)

20. On the final plat, determine the 100-year water surface elevation across the plat. Section 51A-8.611(d) and Trinity Watershed Management.

21. On the final plat, dedicate floodway easement, floodway management area, or floodway easement (within common area) with the appropriate easement

City Plan Commission Date: 09/17/2020 1(d) S190-068R

statement included on the face of the plat. Section 51A-8.611(d) and Trinity Watershed Management, Drainage Design Manual Addendum V.

22. On the final plat, include additional paragraph in owner’s certificate (pertaining to floodplain). Section 51A-8.611(d), Trinity Watershed Management; Drainage Manual, Article V.

23. On the final plat, specify minimum fill and minimum finished floor elevations if Fill Permits exists. Section 51A-8.611(d), Trinity Watershed Management.

24. On the final plat, show the natural channel set back from the crest of the natural channel. Section 51A-8.611(d), Trinity Watershed Management.

25. Prior to submission of the final plat, set floodway monument markers and provide documentation that the monuments have been set. Section 51A-8.617(d)(1), (2), (3), and (4).

26. Provide information regarding Fill Permit or Floodplain Alteration Permit if such permit is applied for to Sustainable Development and Construction, Engineering Division, Room 200, Oak Cliff Municipal Center. 51A-5.105(g).

27. On the final plat, show how all adjoining right-of-way was created. Section 51A-8.403(a)(1)(A)(xxii).

28. On the final plat, show distances/widths cross all adjoining right-of-way.

29. On the final plat, remove building lines from the plat.

30. Engineer must furnish plans for water and sanitary sewer. Developer must furnish a contract for water and sanitary sewer. Sections 49-60(g)(1) and (2) and 49-62(b), (c), and (f).

31. Additional design information is required for assessment. Site plan must be submitted showing proposed development, building finished floor elevation, development, existing mains – including downstream manhole, and proposed water and wastewater service locations. Submit water/wastewater engineering plans to 320 E. Jefferson Blvd., Room 200, Attention: Water and Wastewater Engineering.

32. Existing and any proposed Water and Wastewater Easements must be shown and/or increased to conform to current design standards. Notice: Minimum DWU easement size is 20 feet for one utility and 25 feet for both water and sewer. Larger diameter or deeper mains may require additional width.

33. Capacity of existing wastewater system is questionable. Submit proposed wastewater discharge (gpm) of development for further assessment. Sections 49-60(b)(2)(d) and 49-60(d).

34. Contact the Addressing Manager to obtain approved street names. Sections 51A-8.403(a)(1)(A)(xii)

35. On the final plat, identify the lots in City Block A through G/8838. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).

City Plan Commission Date: 09/17/2020 1(e) S190-068R

City Plan Commission Date: 09/17/2020 1(f) S190-068R

City Plan Commission Date: 09/17/2020 1(g) S190-068R

City Plan Commission Date: 09/17/2020 1(h) S190-068R

City Plan Commission Date: 09/17/2020 2(a) S190-210

CITY PLAN COMMISSION THURSDAY, SEPTEMBER 17, 2020

FILE NUMBER: S190-210 SENIOR PLANNER: Mohammad H. Bordbar

LOCATION: Fairmont Street at McKinney Avenue, southwest corner

DATE FILED: August 19, 2020 ZONING: PD 193(HC)

PO LINK: http://dallascityattorney.com/51P/Articles%20Supp%2021/Article%20193%20Part%20I.pdf

CITY COUNCIL DISTRICT: 14 SIZE OF REQUEST: 2.256-acres MAPSCO: 45F

APPLICANT/OWNER: Murphy Plaza, LLC

REQUEST: An application to replat a 2.256-acre tract of land containing all of Lot 1 in

City Block 1/949 and a tract of land in City Block 949 to create one lot on property located on Fairmont Street at McKinney Avenue, southwest corner.


1. S189-239 was a request northwest of the present request to replat a 1.061-acre tract of land containing all of Lot 1A in City Block 3/950 and part of an abandoned right-of-way to create one lot on property located on Maple Avenue at Mahon Street, north corner. The request was approved July 11, 2019 but has not been recorded.

2. S189-075 was a request on the present request to replat a 1.061-acre tract of land containing all of Lot 1A, Lot 9A in City Block 3/950 and part of right -of-way to be abandoned along north line of Maple Avenue to create one lot on property located on Maple Avenue at Mahon Street, west corner. The request was withdrawn December 18, 2018.

3. S178-217 was a request southeast of the present request to replat a 10.26-acre tract of land containing all of Lots 1 through 7 in City Block I/546, all of Lots 1A in City Block G/452, 4A in City Block F/547, a portion of abandoned Leonard Street, and abandoned Colby Street to create one 1.93-acre lot and one 8.33-acre lot on property located on N. Pearl Street at Woodall Rodgers Freeway, north corner The request was approved June 21, 2018 and receded January 29, 2020.

STAFF RECOMMENDATION: The request complies with the requirements of PD 193 (HC); therefore, staff recommends approval of the request subject to compliance with the following conditions:



http://dallascityattorney.com/51P/Articles%20Supp%2021/Article%20193%20Part%20I.pdf

City Plan Commission Date: 09/17/2020 2(b) S190-210






8. On the final plat, monument all set corners per the Monumentation Ordinance. Prior to submittal of the final plat for the Chairman’s signature. The monuments must be verified by the Chief City Surveyors Office in the Public Works Department. Section 51A-8.617


10. Prior to the final plat, submit a tree survey to the Arborist. A release from the arborist is required prior to an early release request or the recordation of the plat, whichever occurs first.

11. The number of lots permitted by this plat is one.

12. Submit drainage and/or paving plans, prepared by a Professional Engineer, to Sustainable Development and Construction, Engineering Division, Room 200, Oak Cliff Municipal Center. Additions and alterations to the public infrastructure require approval and may require private development contracts with bonds. Sections 51A-8.102(c) and Section 51A-8.601(b)(4), (5), (6), (7), (8), and (9)

13. Detention may be required if the capacity of available outfall is not adequate to carry the developed runoff. Section 51A-8.611(e)

14. Place a note on the final plat “Lot-to-lot drainage is not permitted without Engineering Section approval.” Section 51A-8.611(e)

15. On the final plat dedicate 25 feet of right-of-way from the established centerline of Fairmont Street. Sections 51A-8.602(c), 51A-8.604(c) and 51A-8.611(e)

16. On the final plat dedicate a minimum 5-foot by 5-foot corner clip (Via fee simple or street easement) at Fairmont Street and McKinney Avenue. Section 51A8.602(d)(1)

City Plan Commission Date: 09/17/2020 2(c) S190-210

17. On the final plat, a larger corner clip may be requested during engineering plan review to accommodate adequate turning radius, or to maintain public appurtenances within the area of the corner clip.


19. Water and wastewater main improvements may be required by Private Development Contract. Submit water/wastewater engineering plans to 320 E. Jefferson Blvd., Room 200, Attention: Water and Wastewater Engineering.


21. Prior to final plat, provide written confirmation to Real Estate, that there are no encroachments in the right-of-way of McKinney Avenue, Maple Avenue, and Fairmont Street. Contact Real Estate to discuss. Real Estate release is required prior to recordation of the plat.

22. On the final plat, change “Maple-Routh Extension” to “Maple-Ruth Connection”. Section 51A-8.403(a)(1)(A)(xii)

23. On the final plat, identify the property as Lot 1B in City Block 1/949. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).

City Plan Commission Date: 09/17/2020 2(d) S190-210

City Plan Commission Date: 09/17/2020 2(e) S190-210

City Plan Commission Date: 09/17/2020 2(f) S190-210

City Plan Commission Date: 09/17/2020 2(g) S190-210

City Plan Commission Date: 09/17/2020 2(h) S190-210

City Plan Commission Date: 09/17/2020 2(i) S190-210




LOCATION: Fabens Road, west of Shady Trail

DATE FILED: August 20, 2020 ZONING: IR

CITY COUNCIL DISTRICT: 6 SIZE OF REQUEST: 0.92-acre MAPSCO: 22H

APPLICANT/OWNER: Chaudhry & Associates, Inc.

REQUEST: An application to replat a 0.92-acre tract of land containing all of Lots 191 and 191C in City Block 6525 to create one lot on property located on Fabens Road, west of Shady Trail.

SUBDIVISION HISTORY: There has been no recent platting activity within close

proximity to this request.

STAFF RECOMMENDATION: The request complies with the requirements of the IR Industrial/Research District; therefore, staff recommends approval of the request subject to compliance with the following conditions:









9. Provide ALL supporting documentation (i.e. deeds, plats, ordinances, easements…etc.) with a completed Final Plat Checklist to the Survey Plat


Review Group (SPRG) with the Final Plat Submittal after City Plan Commission Approval.



12. Submit drainage and/or paving plans, prepared by a Professional Engineer, to Sustainable Development and Construction, Engineering Division, Room 200, Oak Cliff Municipal Center. Additions and alterations to the public infrastructure require approval and may require private development contracts with bonds. Sections 51A-8.102(c) and Section 51A-8.601(b)(4), (5), (6), (7), (8), and (9).


14. Place a note on the final plat stating “Lot-to-lot drainage is not permitted without Engineering Section approval.” Section 51A-8.611(e).

15. On the final plat, dedicate 28 feet of right-of-way from the established centerline of Fabens Road. Sections 51A-8.602(c), 51A-8.604(c) and 51A-8.611(e).



18. Wastewater main improvements may be required by Private Development Contract. Submit water/wastewater engineering plans to 320 E. Jefferson Blvd., Room 200, Attention: Water and Wastewater Engineering.

19. On the final plat, change “Fabens Rd” to “Fabens Road (Francis Street)”. Section 51A-8.403(a)(1)(A)(xii)

20. On the final plat, identify the property as Lot 191A in City Block 6525. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).




LOCATION: Keller Springs Road, west of Preston Road

DATE FILED: August 20, 2020 ZONING: PD 992

PD LINK: http://dallascityattorney.com/51P/Articles%20Supp%2049/ARTICLE%20992.pdf

CITY COUNCIL DISTRICT: 11 SIZE OF REQUEST: 14.681-acre MAPSCO: 5S

APPLICANT/OWNER: Keller Springs Estate, LTD

REQUEST: An application to create 29 single family lots ranging in size from 4,577

square feet to 427,680 square feet and from a 14.681-acre tract of land in City Block 8215 on property located on Keller Springs Road, west of Preston Road.


1. S178-295 was a request north of the present request to replat a 0.634-acre tract of land containing all of Lots 11,12,13, and 14 in City Block 3/8213 to create a 3-lot shared access development on property located at 28 Edge Hill Drive, east of Fawn Wood Drive. The request was approved September 6, 2018 and recorded January 31, 2019.

2. S167-281 was a request of the present request to create 43 lots ranging in size from 3,200-square feet to 12,598-square feet from a 14.68-acre tract of land on property located on Keller Springs Road, west of Preston Road. The request was approved on September 28, 2017 and was withdrawn August 13, 2020.

STAFF RECOMMENDATION: The request complies with the requirements of PD 992; therefore, staff recommends approval of the request subject to compliance with the following conditions:







http://dallascityattorney.com/51P/Articles%20Supp%2049/ARTICLE%20992.pdf






11. The number of lots permitted by this plat is 29.




15. On the final plat, dedicate 40 Right-of-Way from the established center line of Keller Springs Road. 51A 8.602(c).

16. On the final plat, dedicate 28 feet of right-of-way from the established centerline of all new road/street. Sections 51A-8.602(c), 51A-8.604(c) and 51A-8.611(e).

17. On the final plat, dedicate a 10-foot by 10-foot corner clip at the intersection of all street intersections. Section 51A 8.602(d)(1).

18. On the final plat, dedicate a 15-foot by 15-foot corner clip at the intersection of Keller Spring Road and both new entrances to the development. Section 51A 8.602(d)(1).

19. On the final plat, a larger corner clip maybe requested during engineering plan review to accommodate an adequate turning radius, or to maintain public appurtenances within the area of the corner clip.


21. On the final plat, dedicate floodway easement, floodway management area, or floodway easement (within common area) with the appropriate easement


statement included on the face of the plat. Section 51A-8.611(d) and Trinity Watershed Management, Drainage Design Manual Addendum V.

22. On the final plat, include additional paragraph in owner’s certificate (pertaining to floodplain). Section 51A-8.611(d), Trinity Watershed Management; Drainage Manual, Article V

23. On the final plat, specify minimum fill and minimum finished floor elevations. Section 51A-8.611(d), Trinity Watershed Management.




27. On the final plat, add/show Lien Holders Subordination Agreement. Platting Guidelines On the final plat, show how all adjoining right-of-way was created. Section 51A-8.403(a)(1)(A)(xxii).




31. Water and wastewater main improvements are required by Private Development Contract. Submit water/wastewater engineering plans to 320 E. Jefferson Blvd., Room 200, Attention: Water and Wastewater Engineering.

32. Existing and any proposed Water and Wastewater Easements must be shown and/or increased to conform to current design standards. Notice: Minimum DWU easement size 20’ for one utility and 25’ for both water and sewer. Larger diameter or deeper mains may require additional width.

33. On the final plat, show abandonment as follow: Abandonment authorized by Ordinance No. ______________ and recorded in Instrument __________. Utility easement retained. Determine if the action required to remove the ROW easement and replace with ROW dedication requires abandonment.


34. Contact the Addressing Manager to obtain an approved street name. Sections 51A-8.403(a)(1)(A)(xii)

35. On the final plat, identify the property as Lots 1 through 11 in City Block A/8217 and Lots 1 through 18 in City Block B/8217. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).




LOCATION: Lupo Drive, at Vicksburg Street, northeast corner


CITY COUNCIL DISTRICT: 6 SIZE OF REQUEST: 0.80-acre MAPSCO: 34W

APPLICANT/OWNER: Gregory Brian Baten

REQUEST: An application to replat a 0.80-acre tract of land containing all of Lots 1 through 5 in City Block 9/8570 to create one lot on property located on Lupo Drive, at Vicksburg Street, northeast corner.


1. S190-208 was a request southwest of the present request to replat a 0.639-acre tract of land containing all of Lots 15 through 18 in City Block 2/8570 and a portion of abandoned Burgess Boulevard to create one 0.223-acre lot and one 0.416-acre lot on property located on Memphis Street, at the terminus of Burgess Boulevard. The request was approved September 3, 2020 but has not been recorded.

2. S178-234 was a request north of the present request to create one 0.459-acre lot from a tract of land in City Block 7909 on property located at 2899 Irving Boulevard at Inwood Road, southeast corner. The request was approved July 19, 2018 but has not been recorded.

3. S178-106 was a request northwest of the present request to replat a 1.7100-acre tract of land containing all of Lot 1 in City Block 7193 to create a new floodway easement, establish a Natural Channel Setback, and to create an off-site drainage easement on a 1.7100-acre tract of land located on Irving Boulevard at Inwood Road, southwest corner. The request was approved March 1, 2018 and has not been recorded.














12. Submit drainage and/or paving plans, prepared by a Professional Engineer, to Sustainable Development and Construction, Engineering Division, Room 200, Oak Cliff Municipal Center. Additions and alterations to the public infrastructure require approval and may require private development contracts with bonds. Sections 51A-8.102(c) and Section 51A-8.601(b) (4), (5), (6), (7), (8), and (9).


14. On the final plat, dedicate 28 feet of right-of-way from the established centerline of Vicksburg Street. Sections 51A-8.602(c), 51A-8.604(c) and 51A-8.611(e).

15. On the final plat, dedicate a 3-foot by 3-foot corner clip at the intersection of all street. Section 51A 8.602(d)(1).

16. On the final plat, a larger corner clip maybe requested during engineering plan review to accommodate an adequate turning radius, or to maintain public appurtenances within the area of the corner clip.

17. Location is in the Hampton Oak Lawn Sump (WSE 403.7). All construction for any proposed development must be above the WSE. Any improvement proposed in the areas where the existing elevation is below the WSE requires a fill permit to be applied for and approved by the Public Works and Transportation Department. A Minimum Finish Floor elevation for those areas will have to be


established during the process and placed on the face of the final plat. Section 51A-8.611(a)(1) through (8).




21. Prior to final plat, provide documentation/pictures to the Real Estate Section that all structures and equipment located in the right-of-way along Lagoon Drive have been removed and apply for abandonment of Lagoon Drive

22. On the final plat, identify the property as Lot 1A in City Block 9/8570. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).




LOCATION: Don Drive, south of Jane Lane


CITY COUNCIL DISTRICT: 6 SIZE OF REQUEST: 0.448-acre MAPSCO: 33X

APPLICANT/OWNER: MGV Investment, LLC

REQUEST: An application to re-plat a 0.448-acre tract of land containing all of Lots 21, 22, and 23 in City Block E/6364 to create one lot on property located on Don Drive, south of Jane Lane.


1. S167-137 was a request southwest of the present request to re-plat a 0.597-acre tract of land containing all of Lots 14, 15, and 16A in City Block C/6364 into one lot on property located at 4807 Norma Street, south of Jane Lane. The request was approved April 6, 2017 and recorded March 18, 2019.









8. On the final plat, monument all set corners per the Monumentation Ordinance. Prior to submittal of the final plat for the Chairman’s signature. The monuments


must be verified by the Chief City Surveyors Office in the Public Works Department. Section 51A-8.617







15. On the final plat, dedicate 28 feet of right-of-way from the established centerline of Don Drive. Sections 51A-8.602(c), 51A-8.604(c) and 51A-8.611(e).

16. On the final plat, chose a new or different addition name. Platting Guidelines.

17. On the final plat, identify the property as Lot 21A in City Block E/6364. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).




LOCATION: Norwich Street, south of Singleton Boulevard

DATE FILED: August 20, 2020 ZONING: IM

CITY COUNCIL DISTRICT: 6 SIZE OF REQUEST: 0.61-acre MAPSCO: 43N

APPLICANT/OWNER: Coria Corporation

REQUEST: An application to create a 0.61-acre lot from a tract of land in City Block A/7215 on property located on Norwich Street, south of Singleton Boulevard.

SUBDIVISION HISTORY: There has been no recent platting activity within close proximity to this request.

STAFF RECOMMENDATION: The request complies with the requirements of the IM Industrial Manufacturing District; therefore, staff recommends approval of the request subject to compliance with the following conditions:









9. Provide ALL supporting documentation (i.e. deeds, plats, ordinances, easements…etc.) with a completed Final Plat Checklist to the Survey Plat


Review Group (SPRG) with the Final Plat Submittal after City Plan Commission Approval.






15. On the final plat, dedicate 30 right-of-way from the established center line of Norwich Street. 51A 8.602(c).


17. On the final plat, show distances/width across all adjoining right-of-way. Platting Guidelines.


19. On the final plat, show and label French Settlement Road.

20. On the final plat, identify the property as Lot 7 in City Block A/7215. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).




LOCATION: Live Oak Street, north on Lindell Avenue

DATE FILED: August 20, 2020 ZONING: MF-2(A)

CITY COUNCIL DISTRICT: 14 SIZE OF REQUEST: 0.868-acre MAPSCO: 36X

APPLICANT/OWNER: Beacon’s End, LLC

REQUEST: An application to replat a 0.868-acre tract of land containing part of Lot 1

and all of Lots 2 through 5, and Lot 6B in City Block 19/1874 to create one lot on property located on Live Oak Street, north on Lindell Avenue.


1. S190-142 was a request northeast of the present request to create a 0.14-acre lot from a tract of land in City Block 1877 on property located on Hudson Street, south of Ross Avenue. The request was approved June 18, 2020 but has not been recorded.

2. S190-004 was a request northwest of the present request to create one 0.321-acre lot from a tract of land in City Block 1877 on property located on Ross Avenue, east of Hubert Street. The request was approved November 7, 2019 but has not been recorded.

3. S178-304 was a request northwest of the present request to create an 8-lot shared access development from a 0.317-acre tract of land containing all of Lots 1 and 2 in City Block N/1480 on property located on Ross Avenue at Mary Street, west of Hubert Street. The request was approved September 20, 2018 and has not been recorded.

4. S178-084 was a request northwest of the present request to replat a 0.209-acre tract of land containing part of Lot 8 in City Block 20/1874 to create one 0.209-acre lot on property located at 5930 Ross Avenue. The request was approved February 15, 2018 and recorded January 11, 2019.

5. S167-302 was a request northwest of the present request to replat a 0.138-acre tract of land containing part of Lot 3 in City Block 1/1476 to create one lot, on property located at 5810 Lewis Street, east of Mary Street. The request was approved October 19, 2017 and was withdrawn April 1, 2020.

6. S167-172 was a request northeast of the present request to replat a 0.310-acre tract of land containing all of Lot 1 and part of Lot 2 in City Block A/1877 to create one lot on property located at 6024 and 6028 Lewis Street west of Skillman Street. The request was approved May 18, 2017 and withdrawn July 12, 2018.

7. S156-298 was a request southwest of the present request to replat a 0.165-acre tract of land containing all of Lot 10 in City Block E/666 to create four lots ranging in size from 1,542-square feet to 2,308-sqquare feet on property located at 1415


Hubert Street at Bryan Parkway, northwest corner. The request was approved October 20, 2016 and recorded March 21, 2019.

8. S145-252 was a request north of the present request to create one 0.3139-acre lot from a tract of land in City Block 1877 on property located at 5943 and 5947 Ross Avenue east of Hubert Street. The request was approved September 3, 2015 and was recorded February 21, 2017.

9. S145-245 was a request northwest of the present request to replat a 0.658-acre tract of land containing all of Lot 2 and part of Lot 8 in City Block 20/1877 into one 0.209-acre lot, one 0.214-acre lot; and to create a Shared Access Development with 5 single family lots ranging in size from 0.036 acres to 0.069 acres, on property located at 5930 Ross Avenue between Ross Avenue and Hudson Street, east of Hubert Street. The request was approved August 20, 2015 but has not been recorded. Phase I of this request was recorded October 20, 2016.

STAFF RECOMMENDATION: The request complies with the requirements of the MF-2(A) Multi Family District; therefore, staff recommends approval of the request subject to compliance with the following conditions:




















19. On the final plat, show and label” Lindell Avenue (A.K.A. Lindell Street” and “Beacon Street”. Section. 51A-8.403. (a) (1) (A) (xii).

20. On the final plat, identify the property as Lot 1A in City Block 19/1874. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).




LOCATION: Ledbetter Drive, east on Cockrell Hill Road


CITY COUNCIL DISTRICT: 3 SIZE OF REQUEST: 1.711-acre MAPSCO: 63E

APPLICANT/OWNER: Lazaro Castaneda

REQUEST: An application to replat a 1.711-acre tract of land containing part of Lots 31 and 32 in City Block 6955 to create one lot on property located on Ledbetter Drive, east of Cockrell Hill Road.


1. S156-120 was a request northeast of the present request to replat a 3.423-acre tract of land containing all of Lot 9 and the remainder of Lot 8 in City Block 18/6959 into one lot on property located on Altoona Drive at Ledbetter Drive, northeast corner. The request was approved March 17, 2016 and recorded October 12, 2018.









8. On the final plat, monument all set corners per the Monumentation Ordinance. Prior to submittal of the final plat for the Chairman’s signature. The monuments


must be verified by the Chief City Surveyors Office in the Public Works Department. Section 51A-8.617







15. On the final plat, add the note: “TxDOT approval may be required for any driveway modification or new access point(s).” No citation.




19. Wastewater main improvements are required by Private Development Contract. Submit water/wastewater engineering plans to 320 E. Jefferson Blvd., Room 200, Attention: Water and Wastewater Engineering.

20. On the final plat, change “W Ledbetter Dr. (State Highway Loop 12)” to “Walton Walker Boulevard / State Highway Loop No. 12”. Section 51A-8.403(a)(1)(A)(xii)

21. On the final plat, add label “Ledbetter Drive: above and below Walton Walker Boulevard”. Section 51A-8.403(a)(1)(A)(xii)

22. On the final plat, change “Altoona Dr” to” Altoona Drive”. Section 51A-8.403(a)(1)(A)(xii)


23. On the final plat, identify the property as Lot 31A in City Block 6955. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).




LOCATION: Marvin D. Love Freeway (US Highway NO. 67), south of Camp Wisdom

Road

DATE FILED: August 21, 2020 ZONING: RR

CITY COUNCIL DISTRICT: 8 SIZE OF REQUEST: 18.2651-acres MAPSCO: 63X

APPLICANT/OWNER: Peter Brodsky

REQUEST: An application to replat an 18.2651-acres tract of land containing all of Lots

5, 6, and 7C in City Block A/6931 to create 3 lots ranging in size from 2.7124-acre to 11.1303-acre on property located on Marvin D. Love Freeway (US Highway NO. 67), south of Camp Wisdom Road.


1. S189-192 was a request northeast of the present request to replat a 76.155-acre tract of land containing all of Lots 1, 2A, 2E, 7A, 8A, 10A, 11, and 12B in City Block A/6931 to create 6 lots ranging in size from 0.8888-acre to 56.73.98-acres on property bounded between Camp Wisdom Road, Marvin D. Love Freeway, Interstate Highway 20, and Westmoreland Road. The request was approved May 16, 2019 but has not been recorded.

STAFF RECOMMENDATION: The request complies with the requirements of the RR Regional Retail District; therefore, staff recommends approval of the request subject to compliance with the following conditions:












11. The number of lots permitted by this plat is three.




15. On the final plat, dedicate 50 feet of Right-of-Way from the established center line of Camp Wisdom Road. 51A 8.602(c).

16. On the final plat, add the note: “TxDOT approval may be required for any driveway modification or new access point(s).” No citation.



19. On the final plat, show the abandonment for the 40-foot public utility easement as follows: Abandonment authorized by Ordinance No. ______________ and recorded in Instrument __________. Utility easement retained.


20. On the final plat, change “Westmoreland Avenue (F.K.A. Boulder Drive” to “Pastor Baily Drive (F.K.A. Boulder Drive”. Section 51A-8.403(a)(1)(A)(xii)

21. On the final plat, identify the property as Lots 7D through 7F in City Block A/6931. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).




LOCATION: Harry Hines Boulevard at Hunt Street, north corner

DATE FILED: August 21, 2020 ZONING: PD 193 (PDS 79) (Subarea F)

PO LINK: http://dallascityattorney.com/51P/Articles%20Supp%2027/Div%20S-79%20[Part%20II%20PD%20193].pdf

CITY COUNCIL DISTRICT: 2 SIZE OF REQUEST: 1.06-acre MAPSCO: 45E & F

APPLICANT/OWNER: HPO, Inc. c/o Harwood International

REQUEST: An application to create one lot from a 1.06-acre tract of land in City Block

3/930 and an abandoned portion of an alley on property located on Harry Hines Boulevard at Hunt Street, north corner.


1. S190-026 was a request southeast of the present request to replat a 0.28-acre tract of land containing all of Lot 5, and part of Lots 3, 4, 6, and 7 in City Block 5/365 to create one lot on property bounded by Harry Hines Boulevard, Moody Street, Akard Street, and Payne Street. The request was approved November 21, 2019 but has not been recorded.

2. S189-245R was a request southeast of the present request to revise a previously approved plat (S189-245) to replat a 1.22-acre tract of land containing part of Lots 3, 4, and 5 in City Block F/395 , part of Lots 1, 8, 9, 10, and 11 in City Block 367, portion of an abandoned 15-foot alley, and portion of an abandoned Caroline Street to create one lot on property located on Akard Street at Payne street, southeast corner; and to replat a 0.0778-acre tract of land containing part of Lot 3 in City Block 367to create one lot on property located on Akard Street, west of Moody Street.. The request was approved January 7, 2016 but has not been recorded.

3. S156-060 was a request north of the present request to replat a 1.062-acre tract of land containing all of Lots 6 through 11, and the remainder of Lot 12 in City Block 2/930 into one lot on property located on Randall Street between Harwood Street and McKinnon Street. The request was approved September 28, 2017 and has not been recorded.

4. S145-072 was a request southeast of the present to replat a 0.281-acre tract of land containing all of Lot 5 and part of Lots 3, 4, 6, and 7 in City Block 5/365 into one lot on property located on property bounded by Payne Street, Akard Street, Field Street and Harry Hines Boulevard. The request was approved February 5, 2015 and expired October 10, 2019.

5. S145-020 was a request south of the present request to replat a 2.602-acre tract of land containing all of Lots 1 through 3, 8 and 9 in City Block E/927 ½ and a portion of Lots, 4, 6, 7 and, 10 in City Block E/927 ½ and a portion of Lots 1 through 5 in City Block D/395 and a tract of land in City Block 927 and part of

http://dallascityattorney.com/51P/Articles%20Supp%2027/Div%20S-79%20%5bPart%20II%20PD%20193%5d.pdf


abandoned portions of Alamo Street and Caroline Street and to dedicate Houston Street, Payne Street and North Akard Street right-of-way into one 1.537-acre lot on property located at 1611 Payne Street. The request was approved December 4, 2014 and recorded May 18, 2017.

STAFF RECOMMENDATION: The request complies with the requirements of PD 193 (PDS 79) (Subarea F); therefore, staff recommends approval of the request subject to compliance with the following conditions:












12. Submit drainage and/or paving plans, prepared by a Professional Engineer, to Sustainable Development and Construction, Engineering Division, Room 200, Oak Cliff Municipal Center. Additions and alterations to the public infrastructure


require approval and may require private development contracts with bonds. Sections 51A-8.102(c) and Section 51A-8.601(b)(4), (5), (6), (7), (8), and (9).



15. On the final plat, dedicate 25 feet of right-of-way from the established centerline of Hunt Street. Sections 51A-8.602(c), 51A-8.604(c) and 51A-8.611(e).

16. Provide a turn-around per the City of Dallas Standards at the end of the alley. Section 51A-8.506(b).


18. On the final plat, list utility easements as retained within street abandonments when stated in the abandonment ordinance or follow the City of Dallas standard affidavit requirements.





23. On the final plat, show the abandonment as follows: Abandonment authorized by Ordinance No. ______________ and recorded in Instrument __________. Utility easement retained.

24. On the final plat, change “Harry Hines Boulevard” to “Harry Hines Boulevard (F.K.A. Turney Avenue”. Section 51A-8.403(a)(1)(A)(xii)

25. On the final plat, identify the property as Lot 1 in City Block 3/930. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).


CITY PLAN COMMISSION THURSDAY SEPTEMBER 17, 2020


LOCATION: Park Lane, east of Rockbrook Drive, north of Miron Drive.

DATE FILED: August 19, 2020 ZONING: R-1ac(A)

CITY COUNCIL DISTRICT: 13 SIZE OF REQUEST: 13.901-acres MAPSCO: 24U

OWNER: David J. Haemisegger and Nancy A. Nasher, Miron Property, LLC

REQUEST: An application to replat a 13.901-acres tract of land containing all of Lots 5 and 6 in City Block 5555, part of City Blocks 5554 and 5555 to create 3 lots ranging in size from 4.362-acres to 4.890-acres on property located on Park Lane, east of Rockbrook Drive, north of Miron Drive.


1. S189-217 was a request on the same property as the present request to create one 4.778-acre lot and one 4.936-acre lot from a 9.714-acre tract of land in City Block 5554 on property located on Park Lane, east of Rockbrook Drive, north of Miron Drive. The request was approved June 20, 2019 and was withdrawn August 7, 2020.

2. S189-200 was a request northeast of the present request to replat a 3.194-acre tract of land containing all of Lot 11A in City Block 14/5587 to create one 1.889-acre lot and one 1.31-acre lot on property located on Audubon Place, north of Park Lane. The request was approved June 6, 2019 but has not been recorded.

3. S189-189 was a request south of the present request to create a 9.714-acre lot from a tract of land in City Block 5554 on property located on Park Lane, east of Rockbrook Drive and north of Miron Drive. The request was withdrawn May 8, 2019.

4. S134-059 was a request northwest of the present request to replat a portion of Lots 3, 5, and 6 in City Block B/5546 and all of lots 3A, and 3B in City Block B/5546 into one 1.009-acre lot, one 1.990-acre lot, and one 1.474-acre lot on property located at 4619, 4635, and 4645 Park Lane at Rockbrook Drive. The request was approved January 23, 2013 and was recorded March 8, 2017.

NOTICES: 18 notices were sent to property owners within 200 feet of the property on September 2, 2020.

STAFF RECOMMENDATION: Section 51A-8.503 states that “lots must conform in width, depth and area to the pattern already established in the adjacent areas, having due regard to the character of the area, its particular suitability for development, and taking into consideration the natural topography of the ground, drainage, wastewater facilities, and the proposed layout of the streets.”

• The properties to the north, east, south, and west of the request have areas ranging in size from 45,743-square feet to 203,218-square feet with no established widths and are zoned an R-1ac(A) Single Family District.


• The request is to create 3 lots with areas of 190,068-square feet and 212,987-square feet.

Staff finds that there is no established lot pattern in the immediate area of the request and the request complies with the requirements of Section 51A-8.503 and the R-1ac(A) Single Family District; therefore, staff recommends approval of the request subject to compliance with the following conditions:








8. On the final plat, monument all set corners per the Monumentation Ordinance. Prior to submittal of the final plat for the Chairman’s signature, the monuments must be verified by the Chief City Surveyors Office in the Public Works Department. Section 51A-8.617


10. Prior to the final plat, submit tree survey to the Arborist. A release from the arborist is required prior to an early release request or the recordation of the plat, whichever occurs first.

11. The number of lots permitted by this plat is three.





15. On the final plat, dedicate 28 feet Right-of-Way from the established center line of Miron Street. 51A 8.602(c).


17. On the final plat, dedicate floodway easement, floodway management area, or floodway easement (within common area) with the appropriate easement statement included on the face of the plat. Section 51A-8.611(d) and Trinity Watershed Management, Drainage Design Manual Addendum V.

18. On the final plat, include additional paragraph in owner’s certificate (pertaining to floodplain). Section 51A-8.611(d), Trinity Watershed Management; Drainage Manual, Article V

19. On the final plat, specify minimum fill and minimum finished floor elevations. Section 51A-8.611(d), Trinity Watershed Management.







26. Prior to final plat, confirm that the decorative fencing, 4-foot wire fence, and 6-foot chain link fence shown on Park Lane do not encroach into the right-of-way. Confirm the wood fence shown on Miron Drive does not encroach into the right-of-


way. All encroachments must be relocated or removed, and written documents/pictures must be provided to Real Estate prior to submittal for recordation of the plat.

27. On the final plat, identify the property as Lots 1 through 3 in City Block A/5554. Ordinance 1A, Page 131 pages 131-148, Section 2 (passed August 13, 1872).

City Plan Commission Date: 09/17/2020 12(h) S189-211

City Plan Commission Date: 09/17/2020 12(i) S189-211

City Plan Commission Date: 09/17/2020 12(j) S189-211

City Plan Commission Date: 09/17/2020 12(k) S189-211

1


Planner: Neva Dean FILE NUMBER: W190-012 DATE FILED: August 25, 2020 LOCATION: Northwest corner of South Central Expressway and River Oaks Drive COUNCIL DISTRICT: 8 MAPSCO: 66 D

SIZE OF REQUEST: 17.62 acres CENSUS TRACT: 202.00

MISCELLANEOUS DOCKET ITEM:

REPRESENTATIVE/ APPLICANT: La Sierra Planning Group OWNER: Reyes Faustino REQUEST: An application for a waiver of the two-year waiting period to

submit a zoning application on property zoned an IR Industrial Research District.

SUMMARY: On October 17, 2019, the City Plan Commission recommended denial of an application for 1) an IM Industrial Manufacturing District with deed restrictions volunteered by the applicant, and 2) a Specific Use Permit for an outside salvage or reclamation use on property zoned an IR Industrial Research District. The applicant is requesting a waiver of the two-year waiting period in order to submit an application to rezone a smaller portion (10.6 acres) of the area of request (17.62 acres) in the previous application. The applicant has stated that the change in circumstance is that the applicant “seeks to rezone only a portion of the property rather than the area of the request that was considered by the city plan commission last year.” According to Section 51A-4.701(d) of the Dallas Development Code, a new application on this property cannot be filed prior to October 17, 2021, without a waiver of the two-year waiting period. According to the Dallas Development Code, “the commission may waive the time limitation if there are changed circumstances regarding the property sufficient to warrant a new hearing.” However, staff believes circumstances regarding the property have not considerably changed. STAFF RECOMMENDATION: Denial.

3

W190-012

9/17/2020

1


Planner: Abraham Martinez FILE NUMBER: D190-006 DATE FILED: June 3, 2020 LOCATION: South corner of Cypress Waters Boulevard and Saintsbury

Street COUNCIL DISTRICT: 6 MAPSCO: 11A-P SIZE OF REQUEST: ± 7.83 acres CENSUS TRACT: 141.27

REPRESENTATIVE: Robert L. Pruett OWNER/APPLICANT: Trammell Crow Co. #43, LTD REQUEST: An application for a development plan and landscape plan

for an office use on property zoned Subdistrict A in Planned Development District No. 741.

SUMMARY: On January 25, 2006, the Dallas City Council established Planned Development District No. 741 by Ordinance No. 26233. This request seeks the approval of a development plan and landscape plan for an office use. The proposed office use will be comprised of a singular four-story building with a maximum height of 75-feet and a total building floor area of 182,294-square-feet. The site will include a three-story, maximum 75-foot parking garage, with a 634 parking stall capacity. A total of 1,038 parking stalls are proposed, satisfying the 548 parking requirement for the building. STAFF RECOMMENDATION: Approval. PLANNED DEVELOPEMNT DISTRICT No. 741: http://www.dallascityattorney.com/51P/Articles%20Supp%2045/ARTICLE%20741.pdf PDD No. 741 Exhibits: http://www.dallascityattorney.com/51P/exhibits.html#a741

http://www.dallascityattorney.com/51P/Articles%20Supp%2045/ARTICLE%20741.pdf

http://www.dallascityattorney.com/51P/exhibits.html#a741

2

Trammel Crow Co. #43, LTD

Kimberely H. Meyer, Manager

List of Partners

3

Proposed Development Plan

4

Proposed Development Plan - Enlarged

5

Proposed Landscape Plan

6

Proposed Landscape Plan - Enlarged

7

Conceptual Plan

8

Site

9

Site

1


Planner: Abraham Martinez FILE NUMBER: D190-007 DATE FILED: July 7, 2020 LOCATION: Northeast corner of North Oak Cliff Boulevard and West 10th

Street COUNCIL DISTRICT: 1 MAPSCO: 53-H SIZE OF REQUEST: ± 7.83 acres CENSUS TRACT: 52.00

REPRESENTATIVE: Robert Baldwin; Baldwin Planning OWNER/APPLICANT: Dallas Independent School District REQUEST: An application for a landscape plan for a public school use

on property zoned Tract I within Planned Development District No. 409.

SUMMARY: On January 25, 1995, the Dallas City Council established Planned Development District No. 409 by Ordinance No. 19455. This request seeks the approval of a landscape plan for a lot area located within Tract I of PDD No. 409. Sec. 51P-409.109(a) stipulates that “If Tract I is redeveloped, a landscape plan must be approved by the City Plan Commission before issuance of any building permit”. This request seeks to satisfy that requirement as part of redevelopment of the annex lot to allow for the provision of additional surface parking and an additional building for Sunset High School. STAFF RECOMMENDATION: Approval. PLANNED DEVELOPEMNT DISTRICT No. 409: http://www.dallascityattorney.com/51P/Articles%20Supp%207/Article%20409.pdf PDD No. 409 Exhibits: http://www.dallascityattorney.com/51P/exhibits.html#a409

http://www.dallascityattorney.com/51P/Articles%20Supp%207/Article%20409.pdf


2

Dallas Independent School District – Board of Trustees

Edwin Flores

Dan Micciche

Joyce Foreman

Justin Henry

Dustin Marshall

Karla Garcia

Maxie Johnson

Ben Mackey

Miguel Solis

List of Officers

3

Proposed Landscape Plan

4

Proposed Landscape Plan - Enlarged

5

Conceptual Plan

6

Site

7

Site

1


Planner: Hannah Carrasco FILE NUMBER: M190-037 DATE FILED: July 21, 2020 LOCATION: West corner of North Henderson Avenue and Manett Street COUNCIL DISTRICT: 14 MAPSCO: 35 V SIZE OF REQUEST: ± 3.9 acres CENSUS TRACT: 9.00

REPRESENTATIVE: Robert Baldwin, Baldwin Associates OWNER/APPLICANT: Dallas Independent School District REQUEST: A minor amendment to an existing development plan on

property zoned Planned Development District No. 990. SUMMARY: On June 14, 2017, the Dallas City Council established Planned Development District No. 990 by Ordinance No. 30494. The purpose of this request is to allow for the addition of a shed for mechanical equipment on the north side of the property [Solar Preparatory School for Girls]. STAFF RECOMMENDATION: Approval. PLANNED DEVELOPMENT DISTRICT No. 990 http://www.dallascityattorney.com/51P/Articles%20%20Supp%2048/ARTICLE%20990.pdf

PD No. 990 Exhibits

http://www.dallascityattorney.com/51P/Exhibits%20Supp%2048/Exhibit%20990A.pdf http://www.dallascityattorney.com/51P/Exhibits%20Supp%2048/Exhibit%20990B.pdf

http://www.dallascityattorney.com/51P/Articles%20%20Supp%2048/ARTICLE%20990.pdf

http://www.dallascityattorney.com/51P/Exhibits%20Supp%2048/Exhibit%20990A.pdf

http://www.dallascityattorney.com/51P/Exhibits%20Supp%2048/Exhibit%20990B.pdf

2

Dallas Independent School District – Board of Trustees

District 1 Edwin Flores; 2nd Vice President

District 2 Dustin Marshall

District 3 Dan Micciche; 1st Vice President

District 4 Karla Garcia; Board Secretary

District 5 Maxie Johnson

District 6 Joyce Foreman

District 7 Ben Mackey

District 8 Miguel Solis

District 9 Justin Henry, President

List of Officers

3


4


New Mechanical Building

5

Existing Development Plan

7

Site

9

08/04/2020

Notification List of Property Owners

M190-037

68 Property Owners Notified

Label # Address Owner

1 2617 N HENDERSON AVE Dallas ISD

2 2600 N HENDERSON AVE LEATHERWOOD MIKE

3 2606 N HENDERSON AVE SNEDEN JEFFREY C

4 2606 N HENDERSON AVE WU JENNIFER W

5 2606 N HENDERSON AVE NIEGOS MATTHEW

6 2606 N HENDERSON AVE SCHROETER LAURA M

7 2610 N HENDERSON AVE BEZIRIAN HARRY EDWIN

8 2614 N HENDERSON AVE DORAZIL TERESA

9 2616 N HENDERSON AVE LANSFORD MARISSA

10 2618 N HENDERSON AVE DINABURG SIMON & ELENA

11 2620 N HENDERSON AVE COLETTI DAN

12 2622 N HENDERSON AVE HENDERSON RESIDENTIAL LANDS




16 2700 N HENDERSON AVE JMH MANAGEMENT TRUST UA THE

17 2720 N HENDERSON AVE PEDRO PROPERTIES LLC

18 2603 MADERA ST MAYS EDWARD

19 2607 MADERA ST FAGAN CECIL &

20 2611 MADERA ST WILMINGTON SAVINGS FUND

21 2615 MADERA ST KELLY LISA J & JOSEPH

22 2619 MADERA ST SAWYER JENNIFER & BRIAN

23 2623 MADERA ST COCKERELL MYNETTA

24 2627 MADERA ST BARNES SAMUEL JOSEPH &

25 2631 MADERA ST PATIN MAUREEN L & HAROLD J

26 2635 MADERA ST ALVAREZ SYLVIA U

10

08/04/2020


27 5228 BONITA AVE CAMPBELL DANIEL

28 5220 BONITA AVE MORGAN PARK LTD &

29 2608 N GARRETT AVE GRIFFITH CAROLINE

30 2608 N GARRETT AVE KAUL ANGELA &

31 2606 N GARRETT AVE VILLEGAS ENRIQUE

32 5107 MANETT ST CANDLER WILLIAM R

33 5104 MANETT ST ESCOBELO ANDRES J

34 5100 MANETT ST HILLMAN JOHN

35 5102 MANETT ST SKY PROFESSIONAL INVESTMENTS INC

36 2524 N GARRETT AVE TETERS DAINEL W &

37 2522 N GARRETT AVE ANDREWS JANET DLENE

38 5104 MISSION AVE DUNNICAN RICHARD COLBY

39 5108 MISSION AVE PRICE KATHRYN

40 5112 MISSION AVE COPLIN JANET C &

41 5100 MISSION AVE 5100 MISSION LLC

42 2510 N HENDERSON AVE LIC HENDERSON AVE LP

43 2708 N HENDERSON AVE 2708 N HENDERSON AVENUE LLC

44 5103 MANETT ST KANG MYKYUNG

45 5105 MANETT ST GAGAN JEFFREY & EMILY GIRONDA

46 5109 MANETT ST XIA HAN

47 5109 MANETT ST JORDAN STEPHEM PIERCE

48 2525 N HENDERSON AVE EGW EASTON INVESTMENT LP

49 2522 HENDERSON AVE KING MICHAEL ALLEN

50 2522 HENDERSON AVE SHIRLEY CHRISTOPHER P

51 2522 HENDERSON AVE KRISHNAN SANTOSH

52 5111 MANETT ST BALLEW JOHN W

53 5111 MANETT ST DESIGN 218 LLC

54 5111 MANETT ST CASCO SELENE

55 5111 MANETT ST RAY SAMIR

56 5111 MANETT ST CHAVEZ JULIO C

57 5111 MANETT ST MYERS ERIC ROBERT

11

08/04/2020


58 5111 MANETT ST STEFANOS SHANET WESSEN

59 5111 MANETT ST MADRIGAL JUAN PABLO

60 5111 MANETT ST MORAS CHRISTOPHER &

61 5111 MANETT ST BRAY REAL ESTATE HOLDINGS LLC

62 5111 MANETT ST NAMEJ GROUP LLC

63 5111 MANETT ST DELAPENA BEA

64 5111 MANETT ST DELVALLE EUGENIA MARIA

65 5111 MANETT ST HUMBLE MELANIE R &

66 5111 MANETT ST IM SUNG H

67 5111 MANETT ST KIM MIHW

68 5111 MANETT ST WAHLMEIER HANNAH A

1


Planner: Hannah Carrasco FILE NUMBER: M190-034 DATE FILED: June 12, 2020 LOCATION: Southeast corner of Welch Road and Harvest Hill Road COUNCIL DISTRICT: 13 MAPSCO: 14 U SIZE OF REQUEST: ± 19.65 acres CENSUS TRACT: 96.03

REPRESENTATIVE: Robert Baldwin, Baldwin Associates OWNER/APPLICANT: Dallas Independent School District REQUEST: A minor amendment to an existing development plan on

property zoned Planned Development District No. 967. SUMMARY: On June 22, 2016, the Dallas City Council established Planned Development District No. 967 by Ordinance No. 30125. The purpose of this request is to allow for a new canopy on the west side of the public school [Nathan Adams Elementary School]. Minor site improvements that address concrete replacement for sidewalks and playgrounds, as well as reconfiguring the dumpster area for better service will be included. STAFF RECOMMENDATION: Approval. PRIOR CPC ACTION: On August 20, 2020, the Commission held the request

advisement until September 17th.

PLANNED DEVELOPMENT DISTRICT No. 967


PD No. 967 Exhibits

http://www.dallascityattorney.com/51P/Exhibits%20Supp%2044/Exhibit%20967A.pdf http://www.dallascityattorney.com/51P/Exhibits%20Supp%2044/Exhibit%20967B.pdf


http://www.dallascityattorney.com/51P/Exhibits%20Supp%2044/Exhibit%20967A.pdf

http://www.dallascityattorney.com/51P/Exhibits%20Supp%2044/Exhibit%20967B.pdf

2

Board of Trustees: Dallas Independent School District

Edwin Flores

Dan Micciche

Joyce Foreman

Justin Henry

Dustin Marshall

Karla Garcia

Maxie Johnson

Ben Mackey

Miguel Solis

Proposed Development Plan List of Officers

3


4


5

Existing Development Plan

6

Existing Development Plan - Enlarged

7

Site

8

Site

AERIAL MAP

10

08/04/2020


M190-034



1 12600 WELCH RD Dallas ISD

2 4546 FOREST BEND RD GELLER WILLIAM &

3 4556 FOREST BEND RD MARTIN ANTHONY A & MARGARET F

4 4555 HARVEST HILL RD ORTEGA FAMILY LIVING TRUST

5 4546 HARVEST HILL RD STAHL AARON P & DARALEE

6 4556 HARVEST HILL RD XIA JUNJIE &

7 4555 LAREN LN WESSON JAY WILLIAM & LESLIE A BENOIT

8 4545 LAREN LN S3 REAL ESTATE INVESTMENTS LLC

9 4545 MILL CREEK RD MYER PUNAM

10 4556 LAREN LN JONES ARTHUR F & PEGGY

11 4546 LAREN LN TRISTAN MICHAEL & JENNIFER L

12 4546 MILL CREEK RD OKEEFE JAMES F &

13 4556 MILL CREEK RD KELSO SCOTT ALAN &

14 4535 TWIN POST RD SADRI FARHANG ET AL

15 4707 HARVEST HILL RD FERRARA TOM & SARAH C

16 4715 HARVEST HILL RD MARTIN FRED N & JOYCE F

17 4721 HARVEST HILL RD MACKEY RICHARD E & JOAN M

18 4727 HARVEST HILL RD OAKES HEATH

19 4733 HARVEST HILL RD ORTEGA MYRIAM MARLENE

20 4739 HARVEST HILL RD GOLDSTEIN LINDSEY L &

21 4745 HARVEST HILL RD VAUGHT T ALEX

22 4751 HARVEST HILL RD CASSELL DOLORES MARIA

23 4805 HARVEST HILL RD RUNDELL C A JR

24 4811 HARVEST HILL RD WEATHERFORD DOUGLAS WARNER &

25 4817 HARVEST HILL RD PECKHAM HEATHER

26 4818 FOREST BEND RD HEATH NED M & MARY L

11

08/04/2020


27 4808 FOREST BEND RD GRECO MICHAEL E &

28 4748 FOREST BEND RD FRY LYNN G TRUSTEE

29 4738 FOREST BEND RD BOEDING TODD M & LORI S

30 4728 FOREST BEND RD SONG NAK K & YONG O

31 4718 FOREST BEND RD GULLEDGE DONNA L

32 4712 FOREST BEND RD SCHMELTZ JOHN G & KATHRYN A

33 4708 FOREST BEND RD LEE LORAINE GREEN

34 4806 HARVEST HILL RD BELMAREZ JAY FRANCISCO &

35 4812 HARVEST HILL RD LOVELACE JEFFREY H

36 12662 HARRIET CIR LANIUS FAMILY TRUST

37 12668 HARRIET CIR JAMES ROXANNE K & ARTHUR P

38 12620 HARRIET CIR QUISENBERRY RICHARD B &

39 12626 HARRIET CIR PARRO BRIAN C & LISA A

40 4717 MILL CREEK RD KNIGHT CHRISTOPHER R & LEANNE M

41 4707 MILL CREEK RD MIJARES DANIEL W & KRISTIN G

42 4606 MILL CREEK RD TEHAN TIMOTHY P & JUNE

43 4616 MILL CREEK RD BARRY BRIAN J &

44 4626 MILL CREEK RD MILLER KENNETH A & LISA W

45 4636 MILL CREEK RD GRENWELGE ROY R

46 4646 MILL CREEK RD JONES BETH AJEANNE

47 4656 MILL CREEK RD SJOGREN KURT J &

48 4708 MILL CREEK RD LAMARCHE VIVICA

49 4718 MILL CREEK RD OWEN JOE

50 4717 TWIN POST RD NEIL EDWARD M

51 4707 TWIN POST RD LEBEDNIK LIANE K

52 4649 TWIN POST RD EUDY MICHAEL R & DIANE F

53 4639 TWIN POST RD ADAMS ANN H & ROBERT M

54 4629 TWIN POST RD CLARK BILLY G & DEBRA K

55 4619 TWIN POST RD LYNCH MICHAEL F & JEANNETTE F

56 4609 TWIN POST RD LOUGHBOROUGH JAMES A &

1-1


Planner: Abraham Martinez

FILE NUMBER: Z190-257(AM) DATE FILED: April 27, 2020

LOCATION: South line of Elm Street, west of Crowdus Street

COUNCIL DISTRICT: 2 MAPSCO: 45 M

SIZE OF REQUEST: ±0.3645 acres CENSUS TRACT: 204.00

APPLICANT: Gabriel Sanchez OWNER: Westdale Properties America I, LTD REQUEST: An application for a Specific Use Permit for an alcoholic

beverage establishment limited to a bar, lounge, or tavern use on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose Side District.

SUMMARY: The purpose of this request is to allow for a Specific Use

Permit for a bar, lounge, or tavern use. [Black Swan Saloon] STAFF RECOMMENDATION: Approval for a five-year period, subject to a site plan

and conditions.

PLANNED DEVELOPMENT DISTRICT No. 269:

http://www.dallascityattorney.com/51P/Articles%20Supp%2038/ARTICLE%20269.pdf PDD No. 269 Exhibits: http://www.dallascityattorney.com/51P/exhibits.html#a269



Z190-257(AM)

1-2

BACKGROUND INFORMATION:

• The applicant requests a Specific Use Permit (SUP) to replace SUP No. 1783 (for a bar, lounge, or tavern use) which lapsed on February 11, 2020.

• SUP No.1783 was originally granted by the City Council on December 9, 2009 for a two-year period with a termination date of December 9, 2011. The tenant has been operating at this location during this time period

• SUP No.1783 was renewed twice. On December 14, 2011, the City Council renewed the SUP for a three-year time period with a termination date of December 14, 2014. On February 11, 2015, the City Council renewed the SUP for a five-year time period with a termination date of February 11, 2020

• The SUP automatically terminated on February 11, 2020. The applicant applied requesting a new SUP for the same use on April 27, 2020.

• SUP No.1783 existed on the site, however it was determined that the area of request only covered the adjacent parking lot and not the location of the establishment. The new request addresses this discrepancy by updating the area of request to cover the establishment while excluding the adjacent parking lot area.

• The request site consists of a 1,080-square-foot establishment with a 490-square-foot attached patio at the rear of the building.

Zoning History: There have been eleven zoning change requests in the area within the last five years.

1. Z156-230: On June 22, 2016, the City Council approved the renewal of Specific

Use Permit No. 1913 for a bar, lounge, or tavern use on property zoned Tract A within Planned Development District No. 26, the Deep Ellum/Near East Side Special Purpose District.

2. Z167-142: On March 22, 2017, the City Council approved the renewal of Specific Use Permit No. 2019 for a bar, lounge or tavern use and a commercial amusement (inside) limited to a live music venue use on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

3. Z167-154: On April 12, 2017, the City Council approved the renewal of Specific Use Permit No. 2122 for a bar, lounge, or tavern use on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

4. Z167-233: On June 14, 2017, the City Council approved the renewal of Specific Use Permit No. 1685 for a bar, lounge, or tavern use on property zoned Tract A of Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

5. Z167-275: On August 9, 2017, the City Council approved the renewal of Specific Use Permit No. 2050 for a bar, lounge, or tavern use on property zoned Tract A

Z190-257(AM)

1-3

within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

6. Z167-328: On September 27, 2017, the City Council approved the renewal of Specific Use Permit No. 1982 for a bar, lounge, or tavern use and an inside commercial amusement limited to a Class A dance hall use on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

7. Z167-392: On January 10, 2018, the City Council approved the renewal of Specific Use Permit No. 1694 for a bar, lounge, or tavern use and a commercial amusement (inside) limited to a live music venue use on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

8. Z178-175: On May 9, 2018, the City Council approved the renewal of Specific Use Permit for an alcoholic beverage establishment limited to a microbrewery, distillery, or winery use on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

9. Z178-233: On August 8, 2018, the City Council approved Specific Use Permit No. 2303 for a bar, lounge, or tavern use on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

10. Z189-276: On September 25, 2019, the City Council approved Specific Use Permit No. 1757 for a bar, lounge, or tavern use and an inside commercial amusement use limited to a live music venue on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

11. Z189-289: On September 25, 2019, the City Council approved Specific Use Permit No. 1757 for a bar, lounge, or tavern use and an inside commercial amusement use limited to a live music venue on property zoned Tract A within Planned Development District No. 269, the Deep Ellum/Near East Side Special Purpose District.

Thoroughfares/Streets:

Thoroughfares/Street Type Existing ROW

Elm Street Community Collector 60 feet

Traffic:

The Engineering Division of the Sustainable Development and Construction Department

has reviewed the original SUP request and determined that the existing development

would not have a negative impact on the surrounding street system and the Engineering

Division maintains this recommendation.

Z190-257(AM)

1-4

STAFF ANALYSIS:

Comprehensive Plan:

The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006.

The forwardDallas! Comprehensive Plan outlines several goals and policies which can

serve as a framework for assisting in evaluating the applicant’s request.

The proposed zoning request meets the below goals and objectives of the

Comprehensive Plan.

Urban Design Element

Goal 5.1 Promote a sense of Place, Safety and Walkability

Policy 5.1.1 Promote pedestrian-friendly streetscapes

Goal 5.3 Establishing Walk-To Convenience

Policy 5.3.1 Encourage a balance of land uses within walking distance of each

other

Economic Element Goal 2.3 Build a Dynamic and Expanded Downtown

Policy 2.3.1 Restore Downtown Dallas as the economic and cultural heart of North Central Texas Policy 2.3.3 Work with property owners and stakeholders to preserve and enhance the image of Downtown Dallas.

Surrounding Land Uses:

Zoning Land Use

Site PD No. 269 (Tract A) Bar

North PD No. 269 (Tract A) Bar; Live music venue (inside)

East PD No. 269 (Tract A);

SUP No. 2122

Parking lot; Bar

South PD No. 269 (Tract A);

SUP No. 2144

Barbershop; Restaurant; Bar

West PD No. 269 (Tract A) Restaurant; Bar

Land Use Compatibility:

The request site is located in Deep Ellum, an area which provides for a healthy balance of housing, jobs, and shopping that permits residents to live, work, shop, and play in the

Z190-257(AM)

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same neighborhood. Wide sidewalks and pedestrian features offer alternative access options to this type of area, thus permitting foot and bike traffic to benefit from the mix of uses. The request site consists of a one-story, 1,080-square foot suite with an attached, uncovered 490-square-foot patio located at the rear of the property fronting on the south line of south line of Elm Street. Similar bar establishments can be found along the block face. This area is composed of an eclectic mix of retail stores, tattoos parlors, residential units, arts, and entertainment venues. Considered to be one of Dallas’ first commercial districts, Deep Ellum is within close proximity to two major highways, Fair Park, the Baylor Medical District, and Downtown. The general provisions for a Specific Use Permit in Section 51A-4.219 of the Dallas Development Code specifically state: (1) The SUP provides a means for developing certain uses in a manner in which the specific use will be consistent with the character of the neighborhood; (2) Each SUP application must be evaluated as to its probable effect on the adjacent property and the community welfare and may be approved or denied as the findings indicate appropriate; (3) The city council shall not grant an SUP for a use except upon a finding that the use will: (A) complement or be compatible with the surrounding uses and community facilities; (B) contribute to, enhance, or promote the welfare of the area of request and adjacent properties; (C) not be detrimental to the public health, safety, or general welfare; and (D) conform in all other respects to all applicable zoning regulations and standards. The regulations in this chapter have been established in accordance with a comprehensive plan for the purpose of promoting the health, safety, morals, and general welfare of the city. The use is surrounded by other retail uses, bars, restaurants and various surface parking lots. There are medium density residential uses to the far west/northwest and close proximity to the DART Green Line to the north as well. As a result of this analysis, staff has determined the request complies with the general provisions for consideration of approval of the SUP renewal because the request is consistent with the character of the neighborhood and does not pose a negative impact. Staffs recommendation for a five-year time period represents a continuation of the five-year period granted under SUP No. 1783. As the request does not alter the operational standards, conditions, or management from the prior SUP, and as it had been properly renewed twice, staff considers a continuation for a five-year time period appropriate given the circumstances.

Market Value Analysis:

Market Value Analysis (MVA), is a tool to aid residents and policy-makers in

understanding the elements of their local residential real estate markets. It is an objective,

data-driven tool built on local administrative data and validated with local experts. The

analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials

and private actors can use the MVA to more precisely target intervention strategies in

weak markets and support sustainable growth in stronger markets. The MVA identifies

nine market types (A through I) on a spectrum of residential market strength or weakness.

https://dallascityhall.com/departments/pnv/Pages/MarketValueAnalysis.aspx

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As illustrated in the attached MVA map, the colors range from purple representing the

strongest markets to orange, representing the weakest markets. The site is not within an

identifiable MVA category, nor is it adjacent to other MVA categories. An MVA category

of “E” can be found within certain neighboring blocks.

Police Report:

Staff obtained the Police Department reported offenses dating from February 2015 –

present. The list of offenses is provided below.

Crime Part 1 – Calls

Crime Part 2 – Offense

Crime Part 2 – Arrests

Parking:

Parking must be provided in accordance to Planned Development District No. 269, Tract

A. No parking changes are being proposed with this request.

Landscaping:

The landscaping requirements of Article X of the Dallas Development Code apply.

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List of Partners

Westdale Properties America I, LTD

JGB Ventures I, LTD.

JGB Holdings, Inc.

Joseph G. Beard – President

Chuck Hixson – Vice President

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Proposed SUP Conditions

1. USE: The only use authorized by this specific use is an alcoholic beverage establishment limited to a bar, lounge, or tavern.

2. SITE PLAN: Use and development of the Property must comply with the attached

site plan.

3. TIME LIMIT: This specific use permit expires on_____ (five-year period from the passage of this ordinance).

4. MAXIMUM FLOOR AREA:

a. The maximum floor area for a bar, lounge, or tavern is 1,080 square feet in the location shown on the attached site plan.

b. The maximum area for the uncovered patio is 490 square feet in the location

shown on the attached site plan 5. HOURS OF OPERATION: The hours of operation for the alcoholic beverage

establishment limited to a bar, lounge or tavern is from 5:00 p.m. to 2:00 a.m. Monday through Friday, and 2:00 p.m. to 2:00 a.m. Saturday and Sunday.

6. LIVE MUSIC: Live music is permitted one day a week, Monday to Sunday.

7. OUTSIDE SPEAKERS: Outside speakers are prohibited.

8. OFF-STREET PARKING: Parking must be provided in accordance with the requirements of Planned Development District No. 269. Delta credits, as defined in Section 51A-4.704(b)(4), may not be used to meet the off-street parking requirement.

9. MAINTENANCE: The Property must be properly maintained in a state of good repair and neat appearance.

10. GENERAL REQUIREMENTS: Use of the Property must comply with all federal

and state laws and regulations, and with all ordinances, rules, and regulations of the City of Dallas

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Proposed Site Plan

*Site plan has no changes from

previous approvals*

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Restaurant; Bar; Surface

Parking

Vacant; GMFS

Restaurant

Micro-

Brewery

Restaurant

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1

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2

.

3

.

4

.

5

.

6

.

7

.

8

.

9

.

10

.

11

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08/18/2020


Z190-257



1 2704 ELM ST ELM STREET REALTY LTD

2 2644 ELM ST CAMERON PAUL DARREN

3 2638 ELM ST MGP HOLDINGS LLC

4 2647 MAIN ST AP DEEP ELLUM LLC

5 2642 ELM ST LALCO INC

6 2650 ELM ST ELM ELM LLC

7 2656 MAIN ST MEADOWCREST LLC

8 2625 ELM ST UPLIFT EDUCATION

9 2724 ELM ST WESTDALE PROPERTIES AMERICA I LTD

10 2715 MAIN ST MAIN PROPERTIES LLC

11 2707 MAIN ST AP 2707 MAIN ST LLC

12 2723 ELM ST 2723 ELM STREET JV

13 2717 ELM ST WESTDALE PPTIES AMERICA LTD

14 2707 ELM ST BELMOR CORP



17 2639 ELM ST ELM STREET LOFTS LTD

2-1

CITY PLAN COMMISSION THURSDAY, SEPTEMBER 17, 2020 Planner: Carlos A. Talison Sr., J.D.

FILE NUMBER: Z190-269(CT) DATE FILED: May 22, 2020 LOCATION: Southeast line of East Belt Line Road, east of Denton Tap Road COUNCIL DISTRICT: 6 MAPSCO: 11 A, B, C, F SIZE OF REQUEST: 4.96 acres CENSUS TRACT: 141.27 REPRESENTATIVE: MASTERPLAN APPLICANT: DART OWNER: City of Coppell REQUEST: An application for a Planned Development District for A(A)

Agricultural District Uses and a transit passenger center, on property zoned an A(A) Agricultural District.

SUMMARY: The purpose of the request is to allow for the construction of

a DART Rail Transit Center and parking for the future Cypress Waters Station on the DART Silver Line.

STAFF RECOMMENDATION: Approval, subject to development plan, landscape plan,

and conditions.

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• The area of request is zoned an A(A) Agricultural District and is currently undeveloped.

• The purpose of requesting the zoning change is to develop the site with a DART transit passenger center. The applicant seeks a Planned Development District to allow the transit passenger center use by right and for parking in the setbacks.

Zoning History: There have been no zoning changes in the vicinity during the last five years.


Thoroughfare/Street Type Existing ROW

East Beltline Road Principal Arterial 130 feet

Traffic. The Engineering Division of the Sustainable Development and Construction Department has reviewed the request and determined that it will not have a detrimental impact on the surrounding system. STAFF ANALYSIS: Comprehensive Plan: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request. The request complies with the following land use goals and policies of the Comprehensive Plan: LAND USE GOAL 1.4 COORDINATE PLANNING ACTIVITES TO BALANCE

TRANSPORTATION, LAND USE, INFRASTUCTURE AND THE ENVIROMENT

Policy 1.4.2 Develop a multi-modal transportation network.

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TRANSPORTATION GOAL 1.4 PROMOTE A VARIETY OF TRANSPORTATION OPTIONS

Policy 4.2.1 Support expansion of Dallas’ public transit system.

Land Use:

Zoning Land Use

Site A(A) Undeveloped land

North City of Coppell Single Family

East A(A) Undeveloped land

South A(A), PD No. 741 Undeveloped land

West City of Coppell Office/Warehouse

Land Use Compatibility: The subject site is surrounded by single family uses to the north and office/warehouse use to the west of the subject site, which are in the City of Coppell. There are undeveloped tracts of land to the south and east of the subject site. Planned Development District No. 714 is south of the site and has recently been developed with multifamily, retail/personal service and office uses in the southern portion of the PD. The purpose of requesting the zoning change is to develop the site with a DART transit passenger center. The construction of the new transit passenger center will allow for the addition of the Cypress Waters Station on the DART Silver Line. The PD allows for the transit passenger center use by right and proposes parking in the required the front yard setbacks for the use. Parking: There are no off-street parking requirements for the transit passenger center use. However, as depicted on the proposed development plan a total of 191 off-street parking spaces will be provided. Landscaping: Due to overhead powerlines on the site, it would be difficult to follow the standards of Article X. Therefore, the applicant has supplied a landscape plan that avoids such problem areas while adding additional landscaping where the site allows.

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Development Standards:

DISTRICT SETBACKS

Density Height Lot

Coverage Special

Standards

PRIMARY Uses Front Side/Rear

Existing: A(A)

Agricultural District

50’

20’ side yard

50’ rear yard for SFD

10’ for other permitted structure

No Max 24’

10% for residential

structures; 25% for

non-residential structures

Agricultural

Proposed:PD

As depicted on

Development Plan

As depicted on

Development Plan

No Max 24’

10% for residential

structures; 25% for

non-residential structures

Transit Center

Market Value Analysis Market Value Analysis (MVA), is a tool to aid residents and policy-makers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. The subject site is not within an MVA Cluster and there no MVA Clusters in proximity of the site.

https://dallassdc.maps.arcgis.com/apps/MapSeries/index.html?appid=2aeece5efc034dd89376c6138152729d

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List of Officers

City of Coppell Karen Hunt, Mayor Cliff Long, Place 1 Brianna Hinojosa-Smith, Place 2 Wes Mays, Place 3 Gary Roden, Place 4 Nancy Yingling, Place 5 Biju Mathew, Place 6 Mark Hill, Mayor Pro Tem Mile Land, City Manager

Z190-269(CT)

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DART Board of Directors City of Dallas

• Sue S. Bauman

• Ray Jackson

• Patrick Kennedy

• Jon-Bertrell Killen

• Michele Wong Krause

• Amanda Moreno

• Dominique P. Torres

City of Dallas and Cockrell Hill

• Eliseo Ruiz III

City of Garland

• Jonathan R. Kelly

City of Irving

• Rock Stopfer

City of Plano

• Paul N. Wageman

Cities of Richardson and University Park, Towns of Addison and Highland Park

• Gary Slagel

Cities of Carrollton and Irving

• Doug Hrbacek

Cities of Plano and Farmers Branch

• Robert C. Dye

Cities of Garland, Rowlett, and Glenn Heights

• Mark C. Enoch

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“ARTICLE

PD

SEC. 51P- .101. LEGISLATIVE HISTORY.

PD was established by Ordinance No. , passed by the Dallas City Council on

.

SEC. 51P- .102. PROPERTY LOCATION AND SIZE.

PD is established on property located [insert short description]. The

size of PD is approximately acres.

SEC. 51P- .103. DEFINITIONS AND INTERPRETATIONS.

(a) Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to

this article.

(b) Unless otherwise stated, all references to articles, divisions, or sections in this

article are to articles, divisions, or sections in Chapter 51A.

(c) This district is considered to be a non-residential zoning district.

SEC. 51P- .104. DEVELOPMENT PLAN.

Development and use of the Property must comply with the development plan (Exhibit ).

In the event of a conflict between the text of this article and the development plan, the text of this

article controls.

SEC. 51P- .105. MAIN USES PERMITTED.

The only main uses permitted in this district are those main uses permitted in the A(A)

Agricultural District, subject to the same conditions applicable in the A(A) Agricultural District,

as set out in the Dallas Development Code, as amended. For example, a use permitted in the A(A)

Agricultural District only by specific use permit (SUP) is permitted in this district only by SUP; a

use subject to development impact review (DIR) in the A(A) Agricultural District is subject to DIR

in this district; etc. A transit passenger station or transfer center is allowed by right.

PROPOSED PD CONDITIONS

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SEC. 51P- .107. ACCESSORY USES.

(a) As a general rule, an accessory use is permitted in any district in which the main

use is permitted. Some specific types of accessory uses, however, due to their unique nature, are

subject to additional regulations in Section 51A-4.217. For more information regarding accessory

uses, consult Section 51A-4.217.

(b) In this district, the accessory uses not permitted in a A(A) Agricultural District are

not permitted in this district.

SEC. 51P- .108. YARD, LOT, AND SPACE REGULATIONS.

(Note: The yard, lot, and space regulations in this section must be read together with the

yard, lot, and space regulations in Division 51A-4.400. In the event of a conflict, between this

section and Division 51A-4.400, this section controls.)

(a) In general. Except as provided in this section, the yard, lot and space regulations

for the A(A) Agricultural District apply in this district.

(b) Front yard. For a transit passenger station or transfer center the required front yard

is as shown on the attached development plan.

(c) Side and rear yard. For a transit passenger station or transfer center the required

side and rear yards are as shown on the attached development plan.

SEC. 51P- .109. OFF-STREET PARKING AND LOADING.

Consult the use regulations contained in Division 51A-4.200 for the specific off-street

parking/loading requirements for each use. No parking except as shown on the attached

development plan is required for a transit passenger station or transfer center.

SEC. 51P- .110. ENVIRONMENTAL PERFORMANCE STANDARDS.

See Article VI.

SEC. 51P- .111. LANDSCAPING.

(a) Except as provided in this section, landscaping must be provided in accordance

with Article X.

(b) Landscaping and screening for a transit passenger station or transfer center must be

as shown on the attached development plan with the following conditions:

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1. Ornamental trees are allowed to be used as street streets due to overhead

telephone and gas pipeline.

2. No trees allowed within Oncor clearance requirement of 112 feet.

(c) All plant materials must be maintained in a healthy, growing condition.

(d) Landscaping for all other uses must be provided in accordance with Article X.

(e) Trees must be preserved as required in Article X. The requirements for protective

fencing and the mitigation of tree removal apply to all uses in this District. No grading may occur

and no building permit may be issued to authorize work on the Property until any required

protective fencing is inspected and approved by the building official or his designated

representative.

SEC. 51P- .112. SIGNS.

Signs must comply with the provisions for business zoning districts in Article VII.

SEC. 51P- .113. ADDITIONAL PROVISIONS.

(a) The entire Property must be properly maintained in a state of good repair and neat

appearance.

(b) Development and use of the Property must comply with all federal and state laws

and regulations, and with all ordinances, rules, and regulations of the City of Dallas.

SEC. 51P- .114. COMPLIANCE WITH CONDITIONS.

(a) All paved areas, permanent drives, streets, and drainage structures, if any, must be

constructed in accordance with standard City of Dallas specifications, and completed to the

satisfaction of the director of public works and transportation.

(b) The building official shall not issue a building permit to authorize work, or a

certificate of occupancy to authorize the operation of a use in this district until there has been full

compliance with this article, the Dallas Development Code, the construction codes, and all other

ordinances, rules, and regulations of the City of Dallas.

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PROPOSED DEVELOPMENT PLAN

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PROPOSED LANDSCAPE PLAN

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SINGLE FAMILY

UNDEVELOPED

UNDEVELOPED

UNDEVELOPED

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08/31/2020


Z190-269



1 704 E BELT LINE RD COPPELL CITY OF

2 346 E BELTLINE RD BETLINE TRADE A LLC

3 9000 DYNAMO DR COPPELL CITY OF

4 256 BETHEL RD KERRIGAN MARCIE L & CRAIG A

5 261 BETHEL RD SPENCER RICHARD L III &

6 357 KYRA CT UGAS YAMILET MARYSOL TORO

7 355 KYRA CT SHARMA VIVEK & SUNEYNA

8 353 KYRA CT PALAVALLI SASIDHAR

9 351 KYRA CT HAAS ROSE AT LOST CREEK LLC

10 376 KYRA CT JENKINS ETHEL LYNN

11 378 KYRA CT RAO RAGHAVENDER & KAVITA P

3-1


Planner: Carlos A. Talison Sr., J.D. FILE NUMBER: Z190-289(CT) DATE FILED: June 23, 2020 LOCATION: Northeast line of Harwood Street, southeast of Hickory Street COUNCIL DISTRICT: 2 MAPSCO: 45 R SIZE OF REQUEST: Approx. 0.18 acre CENSUS TRACT: 204.00

REPRESENTATIVE: Audra Buckley - Permitted Development

OWNER: Clams Casino, LLC

APPLICANT: Mike’s Gemini Twin Lounge REQUEST: An application for the renewal of Specific Use Permit No. 2304

for a bar, lounge, or tavern on property zoned Subdistrict 2 within Planned Development District No. 317, the Cedars Special Purpose District

SUMMARY: The applicant proposes to continue the sale of alcoholic

beverages for on-premise consumption in conjunction with the existing bar [Mike’s Gemini Twin].

STAFF RECOMMENDATION: Approval for a three-year period, subject to

conditions. PLANNED DEVELOPMENT NO. 317: http://www.dallascityattorney.com/51P/Supp%2058/ARTICLES/ARTICLE%20317.pdf

Z190-289(CT)

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• The request site is developed with a 1,700-square-foot suite.

• On August 22, 2018, City Council approved Specific Use Permit No. 2304 for a bar lounge, or tavern use for a two-year period.

• The purpose of this request is to renew Specific Use Permit No. 2304.

Zoning History: There have been two zoning changes requested in the area during the past five years.

1. Z189-297 On October 23, 2019, City Council approved a new subdistrict within Planned Development District No. 317 for mixed uses.

2. Z167-311 An Authorized Hearing for Planned Development District No. 317 was last heard by the City Plan Commission on September 3, 2020.

Thoroughfares/Streets: Traffic: The Engineering Division of the Sustainable Development and Construction Department has reviewed the request and determined that it will not significantly impact the surrounding roadway system.

Comprehensive Plan: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request. The applicant’s request is consistent with the following goals and policies of the comprehensive plan. URBAN DESIGN ELEMENT GOAL 5.1 PROMOTE A SENSE OF PLACE, SAFETY AND WALKABILITY Policy 5.1.1 Promote pedestrian-friendly streetscapes GOAL 5.3 ESTABLISHING WALK-TO CONVENIENCE


S Harwood Street Minor Arterial Variable

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Policy 5.3.1 Encourage a balance of land uses within walking distance of each other.

STAFF ANALYSIS:


Location PDD No. 317 Subdistricts Land Use

Site Mixed Use Corridor (Sub 2) Bar, Multifamily on

Second Floor

Northeast Transition Warehouse/Residential (Sub 4) Retail

Southeast Mixed Use Corridor (Sub 2) Commercial

Amusement (Inside)

Southwest Mixed Use Corridor (Sub 2) Vacant

Northwest Mixed Use Corridor (Sub 2) Office Showroom

Warehouse


The request site consists of a two-story structure fronting on the northeast line of South

Harwood Street, just south of Hickory Street and contains two suites housing retail and

personal service uses (personal service use and bar) on the first floor and a four-unit

apartment on the second floor.

The development pattern of the subject site and vicinity include architecture that appear

to be originally constructed in the first half of the Twentieth Century and were likely

originally occupied by restaurants, bars, and various retail stores. Over time, these uses

vacated the area and some of the buildings transitioned into commercial and warehouse

uses. Surrounding land uses include a multi-tenant retail strip to the northeast and a

warehouse across Hickory Street to the northwest; the remaining surrounding uses

connected to the subject site are retail and personal service uses.

The general provisions for a Specific Use Permit in Section 51A-4.219 of the Dallas

Development Code specifically state: (1) The SUP provides a means for developing

certain uses in a manner in which the specific use will be consistent with the character of

the neighborhood; (2) Each SUP application must be evaluated as to its probable effect

on the adjacent property and the community welfare and may be approved or denied as

the findings indicate appropriate; (3) The city council shall not grant an SUP for a use

except upon a finding that the use will: (A) complement or be compatible with the

surrounding uses and community facilities; (B) contribute to, enhance, or promote the

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welfare of the area of request and adjacent properties; (C) not be detrimental to the public

health, safety, or general welfare; and (D) conform in all other respects to all applicable

zoning regulations and standards. The regulations in this chapter have been established

in accordance with a comprehensive plan for the purpose of promoting the health, safety,

morals, and general welfare of the city.

The continued bar, lounge, or tavern use will contribute to the character of the

neighborhood and promote further reinvestment and reactivation in the area. Additionally,

the three-year period will allow for a review of the use within a short time-period to

reevaluate the use’s compatibility with surrounding uses.


District Setbacks Density Height Lot

Coverage Special

Standards Primary Uses

Front Side/Rear

PDD 317 Subdistrict 2

15’ 0’ on minor

20’ adjacent

to residential OTHER: No Min.

0.75 FAR overall

45’ 3 stories

80% Proximity Slope Visual Intrusion

retail & personal service & office & restaurant

Parking:

According to a determination letter the applicant received from Building Inspection, dated

June 21, 2018, the site has 23 nonconforming parking spaces provided, or delta credits.

A Certificate of Occupancy was issued for a bar, lounge, or tavern use in 1990 which

accepted the 14 off-street parking spaces shown on the proposed site plan which are now

considered nonconforming because maneuvering areas for these spaces are not located

on site. Although nonconforming rights to operate cease after six months of vacancy,

nonconforming rights to parking spaces do not terminate due to vacancy.

The site consists of two uses within the two-story building. The first floor is comprised of

one suite which houses as personal service use and the second is suite is occupied by a

bar, lounge or tavern use. On the second floor there are four multifamily units. Therefore,

the combination of these uses and the nonconforming layout of the parking spaces results

in 23 nonconforming parking spaces, or delta credits, for the site. As a result, the

proposed bar, lounge, or tavern is not required to provide additional parking.

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Landscaping:

The request will not trigger landscaping per PDD No. 317 and Article X of the Dallas

Development Code, as amended.

Market Value Analysis

Market Value Analysis (MVA), is a tool to aid residents and policymakers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. While the subject site is uncategorized, there are properties to the south are located within Category “E.” Police Report: The following police report shows activity at the request site for the past two years. The Dallas Police Department’s crime statistics report provides a list of all calls logged with 911, a list of actual criminal offenses reported by an officer and the number of arrests made by an officer. These reports listed below are from the period from August 22, 2018 to Present. Calls

Response Date

Problem Priority Description

Location Name Address

5/12/2019 16 - Injured Person

3 - General Service

MIKE'S GEMINI TWIN BAR

1906 S Harwood St

12/24/2019 40/01 - Other 2 - Urgent MIKES GEMINI TWIN

1906 S Harwood St

1/12/2020 12B - Business Alarm

3 - General Service

MIKE'S GEMINI TWIN

1906 S Harwood St

3/9/2020 12B - Business Alarm

3 - General Service

MIKE'S GEMINI TWIN

1906 S Harwood St


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Offenses

Service Year Offense Incident Premise Address

2019 THEFT OF PROP > OR EQUAL $750 <$2,500 (NOT

SHOPLIFT) PC31.03(e3)

Bar/NightClub/DanceHall ETC.

1906 S HARWOOD

ST

2020 BMV Parking (Business) 1906 S HARWOOD

ST

No arrest.

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Partners/Principals/Officers:

Clams Casino, LLC Pasha K. Heidari, President, Secretary, and Treasurer Mike’s Gemini Twin Lounge Pasha K. Heidari, Co-owner Shannon (Sam) Wynne, Co-owner

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Proposed Specific Use Permit Conditions 1. USE: The only uses authorized by this specific use permit is an alcoholic beverage

establishment limited to a bar, lounge, or tavern. 2. SITE PLAN: Use and development of the Property must comply with the attached

site plan. 3. TIME LIMIT: This specific use permit expires on August 22, 2020 [three years from

the passage of this ordinance]. 4. FLOOR AREA: The maximum floor area is 1,700 square feet in the location shown

on the attached site plan. 5. HOURS OF OPERATION: The alcoholic beverage establishment limited to a bar,

lounge, or tavern may only operate between 11:00 a.m. and 2:00 a.m. (the next day) Monday through Sunday.

6. OUTSIDE SPEAKERS: Outside speakers are prohibited. 7. MAINTENANCE: The Property must be properly maintained in a state of good repair

and neat appearance. 8. GENERAL REQUIREMENTS: Use of the Property must comply with all federal and

state laws and regulations, and with all ordinances, rules, and regulations of the City of Dallas.

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EXISTING SITE PLAN

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Multifamily

Retail/Personal Service

Office Showroom Warehouse

Undeveloped

Retail/Personal Service

Undeveloped

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1 2 (Includes

all of PD

317)

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1 1900 S HARWOOD ST CLAMS CASINO LLC

2 1901 S HARWOOD ST GANO15 LLC

3 1900 PARK AVE KHAN ESTHER J &

4 1821 S HARWOOD ST KAOLIN RE HOLDINGS CORPORATION

5 1835 S HARWOOD ST TOMAINO PPTIES LP

6 1910 S HARWOOD ST 1910 HARWOOD LLC

7 1912 S HARWOOD ST 1910 HARWOOD LLC

8 1916 S HARWOOD ST BOUCHER DANIEL D

9 1920 S HARWOOD ST HICKORY CDR EAST LLC

10 2019 S CESAR CHAVEZ BLVD HOPKINS CESAR CHAVEZ LTD

11 1919 S HARWOOD ST HARWOOD LW LLC

12 1804 S HARWOOD ST POLA LTD

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Planner: La’Kisha Girder FILE NUMBER: Z190-291(LG) DATE FILED: June 26, 2020 LOCATION: Bounded by Kiest Boulevard, Polk Street, Hoke Smith Drive

and Navajo Drive COUNCIL DISTRICT: 4 MAPSCO: 54 X SIZE OF REQUEST: ±8.02 acres CENSUS TRACT: 63.01 REPRESENTATIVE: Karl A. Crawley, Masterplan Consultants APPLICANT/OWNER: Dallas Independent School District REQUEST: An application for an amendment to Planned Development

District No. 666 for a public school other than an open-enrollment charter school use.

SUMMARY: The purpose of the request is to allow for an addition to the

existing cafeteria and kitchen and a vestibule to the front entrance to the Dallas Independent School District’s Barbara Jordan Elementary School.

STAFF RECOMMENDATION: Approval, subject to a revised development plan,

traffic management plan, and conditions.

PLANNED DEVELOPMENT DISTRICT NO. 666: http://dallascityattorney.com/51P/Articles%20Supp%207/Article%20666.pdf

PLANNED DEVELOPMENT DISTRICT NO. 666 EXHIBITS: http://dallascityattorney.com/51P/Exhibits%20Supp%204/pd666/666A.pdf

http://dallascityattorney.com/51P/Articles%20Supp%207/Article%20666.pdf

http://dallascityattorney.com/51P/Exhibits%20Supp%204/pd666/666A.pdf

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• The request site is zoned Planned Development District No. 666. PD No. 666 was established by the City Council on October 22, 2003 and allows a public school other than an open-enrollment charter school.

• The elementary school use is approximately 57,000 square feet.

• The applicant is proposing a 5,500-square-foot building addition and a future expansion area to the existing school for a total floor area of 62,500 square feet.

• Additionally, the applicant proposes to increase the amount of landscaping on the property, since it is not currently in compliance with Article X of the Dallas Development Code.

Zoning History: There have been no recent zoning change requests in the vicinity within the last five years.


Thoroughfare/Street Type Existing/Proposed ROW

Kiest Boulevard Principal Arterial 100 ft.

Polk Street Principal Arterial 90 ft.

Traffic: The applicant submitted a Traffic Management Plan with this request that includes recommended actions and strategies to manage vehicular traffic and parking, pedestrian activity and travel by all other modes during peak demand conditions for the intermediate school use. The Engineering Division of the Sustainable Development and Construction Department reviewed the request and determined that the proposed request will not have a negative impact on the surrounding street system. COMPREHENSIVE PLAN: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request.

The proposed zoning request meets the following goals and objectives of the

comprehensive plan:

LAND USE ELEMENT

GOAL 1.1 ALIGN LAND USE STRATEGIES WITH ECONOMIC DEVELOPMENT PRIORITIES

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Policy 1.1.5 Strengthen existing neighborhoods and promote neighborhoods’ unique characteristics. Acknowledge the importance of neighborhoods to the city’s long-term health and vitality. 1.1.5.7 Ensure that neighborhoods are served by and accessible to neighborhood commercial areas, parks and open space, libraries and schools.

URBAN DESIGN ELEMENT

GOAL 5.3 ESTABLISHING WALK-TO CONVENIENCE Policy 5.3.1 Encourage a balance of land uses within walking distance of each other Policy 5.3.2 Direct pedestrian routes to home, school or work.


Zoning Land Use

Site PD No. 666 Elementary School

North R-7.5(A) Single Family

South CR, R-7.5(A) Restaurant, Retail, Church

East TH-3(A) Single Family

West R-7.5(A) Single Family

Land Use Compatibility The request site developed with one and two-story school structures with a total floor area of 57,000-square-feet. The applicant’s request for an amendment to Planned Development District No. 666 will facilitate the following: 1) expand the existing cafeteria and kitchen by 2,600 square feet and provide a secure vestibule consisting of 2,662 square feet facing Hoke Smith Drive; and 2) the installation of additional landscaping on the premises to comply with the requirements of Article X, as amended.

Surrounding land uses consist of single family to the north, east, and west. There are also two churches to the south, and a commercial retail area to the south. Staff supports this proposal because the school has operated within the community for over 30 years, and the proposed changes will result in the removal of 17 portable classrooms before the end of 2020 for a future school expansion. Staff considers the requested amendment to be compatible with the surrounding single-family neighborhood because compliance with the proposed PD conditions, a development plan, and a Traffic Management Plan requiring periodic updates will improve the appearance and the accessibility of the site in the future.

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Parking: The requirement for off-street parking for the school is derived from three criterions: 1) the number of classrooms, 2) the type of institution that serves the students (e.g., elementary, middle or high school), and 3) the parking requirement established by the PD. The requirements for off-street parking requires one and one-half spaces for each elementary school classroom. There is a total of 49 classrooms on the site, but the 17 portable classrooms will be removed from the site, since they have concrete foundations, to make way for future expansion of the school. At this ratio, the school is required to provide 74 off-street spaces for the existing 49 classrooms. The total amount of parking currently on site is 86 parking spaces. Parking will not be reduced as a result of this proposal. Signs: The applicant is also proposing additional signage on the property. A sign that was previously installed on the site was removed, and the applicant is proposing to install new signage that will comply the non-business sign regulations of the Dallas Development Code. The sign will meet the setback requirements of 20 feet from the property line. Market Value Analysis Market Value Analysis (MVA), is a tool to aid residents and policy-makers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. While the area of request is not categorized as being within an MVA cluster, surrounding properties to the north, west and southwest are located within Category “F.” Properties located immediately south, further southeast and further southwest are designated within Category “E”, and properties located southeast of the site are located within Category “G.” here are also properties located further north of the site located in Category “H.”

Landscaping Landscaping for the site is in accordance with Article X. The applicant is proposing to amend the landscaping regulations in PD No. 666 and has also submitted a landscape plan that will result in the installation of 11 new trees on the north and east sides of the property.


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Dallas Independent School District Board of Trustees District 1 Edwin Flores, 2nd Vice President District 2 Dustin Marshall District 3 Dan Micciche, 1st Vice President District 4 Karla Garcia, Board Secretary District 5 Maxie Johnson District 6 Joyce Foreman District 7 Ben Mackey District 8 Miguel Solis District 9 Justin Henry, President

LIST OF OFFICERS

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ARTICLE 666.

PD 666.

SEC. 51P-666.101. LEGISLATIVE HISTORY.

PD 666 was established by Ordinance No. 25422, passed by the Dallas City Council on October 22, 2003. (Ord. 25422)

SEC. 51P-666.102. PROPERTY LOCATION AND SIZE.

PD 666 is established on property bounded by Kiest Boulevard, Polk Street, Hoke Smith Drive, and Navajo Drive. The size of PD 666 is approximately 8.0231 acres. (Ord. 25422)

SEC. 51P-666.103. DEFINITIONS AND INTERPRETATIONS.

(a) Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this article.

(b) Unless otherwise stated, all references to articles, divisions, or sections in this article are to articles, divisions, or sections in Chapter 51A.

(c) This district is a residential zoning district. (Ord. 25422)

SEC. 51P-666.104. DEVELOPMENT PLAN.

(a) For a public school use, development and use of the Property must comply with the development plan (Exhibit 666A). In the event of a conflict between the text of this article and the development plan, the text of this article controls.

(b) For all other uses, no development plan is required, and the provisions of Section 51A4.702 regarding submission of or amendments to a development plan, site analysis plan, conceptual plan, development schedule, and landscape plan do not apply. (Ord. 25422)

SEC. 51P-666.105. MAIN USES PERMITTED

The only main uses permitted in this district are:

(1) a public school other than an open-enrollment charter school (permitted by right); and


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(2) all other main uses permitted in the R-7.5(A) Single Family District, subject to the same conditions applicable to uses in that district set out in the Chapter 51A. For example, if a use is permitted only by specific use permit (SUP) in the R-7.5(A) Single Family District in Chapter 51A, it is permitted only by SUP in this district; if a use is subject to development impact review (DIR) in the R-7.5(A) Single Family District in Chapter 51A, it is subject to DIR in this district; etc. (Ord. 25422)

SEC. 51P-666.106. ACCESSORY USES.

(a) As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some specific types of accessory uses, however, due to their unique nature, are subject to additional regulations in Section 51A-4.217. For more information regarding accessory uses, consult Section 51A-4.217.

(b) In this district, the following accessory uses are not permitted:

-- Accessory helistop. -- Accessory medical/infectious waste incinerator. -- Accessory outside display of merchandise. -- Accessory outside sales. -- Accessory pathological waste incinerator.

(c) In this district, the following accessory use is permitted by SUP only:

(d) -- Accessory community center (private). (Ord. 25422)

SEC. 51P-666.107. YARD, LOT, AND SPACE REGULATIONS.

(Note: The yard, lot, and space regulations in this section must be read together with the yard, lot, and space regulations in Division 51A-4.400. In the event of a conflict between this section and Division 51A-4.400, this section controls.)

(a) Front yard.

(1) For a public school use, minimum front yard is as shown on the development plan.

(2) For all other uses, minimum front yard must comply with the yard, lot, and space regulations in the R-7.5(A) Single Family District.

(b) Side and rear yard.

(1) For a public school use, minimum side and rear yards are as shown on the development plan.

(2) For all other uses, minimum side and rear yard must comply with the yard, lot, and space regulations in the R-7.5(A) Single Family District.

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(3) For all other uses, if this district abuts a district that requires a greater side yard, the side yard requirement of the more restrictive district applies to the abutting side yard in this district.

(c) Density. No maximum dwelling unit density.

(d) Floor area ratio. No maximum floor area ratio.

(e) Height.

(1) For a public school use, maximum structure height is 20 feet. (2) For all other uses, maximum structure height is 30 feet.

(f) Lot coverage.

(1) For a public school use, maximum lot coverage is 17 25 percent.

(2) For residential structures, maximum lot coverage is 45 percent.

(3) For nonresidential structures, maximum lot coverage is 25 percent.

(4) Aboveground parking structures are included in lot coverage calculations; surface parking lots and underground parking structures are not.

(g) Lot size.

(1) For residential uses, minimum lot size is 7,500 square feet.

(2) For all other uses, no minimum lot size.

(h) Stories. No maximum number of stories. (Ord. 25422)

SEC. 51P-666.108. OFF-STREET PARKING AND LOADING.

Consult the use regulations contained in Division 51A-4.200 for the specific off-street parking/loading requirements for each use. (Ord. 25422)

SEC. 51P-666.109. ENVIRONMENTAL PERFORMANCE

STANDARDS. See Article VI. (Ord. 25422)

SEC. 51P-666.110. LANDSCAPING.

(a) Landscaping must be provided in accordance with Article X.

(b) For a public school use other than an open enrollment charter school, landscaping must be provided in accordance with the attached landscape plan.

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(c) Eleven trees will be planted on the site on the north side and east side of the site in accordance with the attached landscape plan.

(d) All plant materials must be maintained in a healthy, growing condition. For a public school use, street trees must be planted along the portion of a street within a 300-foot radius of any structure within the “Expansion Area” shown on the development plan. These street trees must be planted within six months after October 22, 2005 for an existing structure or within six months after issuance of a building permit for a new structure. The trees listed in Subsection (2), “Species,” of Section 51A-10.134, “Replacement of Removed or Seriously Injured Trees,” must be used. These street trees must have a minimum caliper of three inches. Any trees required by this provision must be planted so that the spacing of trees along the street does not exceed 30 feet on center. Additional street trees do not need be planted where street trees have already been provided pursuant to this requirement. (Ord. 25422)

SEC. 51P-666.111. SIGNS.

For a public school use, one detached premise sign, with a maximum effective area of 24 square feet and a maximum height of 15 feet, is permitted in the location shown on the development plan.

Signs must comply with the provisions for non-business zoning districts in Article VII. (Ord. 25422)

SEC. 51P-824-113. TRAFFIC MANAGEMENT PLAN.

(a) In general. Operation of a public school other than an open-enrollment charter school

must comply with the traffic management plan (Exhibit 824B).

(b) Traffic study.

(1) The Property owner or operator shall prepare a traffic study evaluating the

sufficiency of the traffic management plan. The initial traffic study must be submitted to the

director by November 1, 2022. After the initial traffic study, the Property owner or operator shall

submit updates of the traffic study to the director by March 1st of each odd-numbered year.

(2) The traffic study must be in writing, performed by a licensed engineer,

based on a minimum of four samples taken on different school days at different drop-off and

pick-up times over a two-week period, and must contain an analysis of the following:

ingress and egress points;

(C) queue lengths;

(D) number and location of personnel assisting with loading and unloading of

students;

(E) drop-off and pick-up locations;

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(F) drop-off and pick-up hours for each grade level;

(G) hours for each grade level; and

(H) circulation.

(3) Within 30 days after submission of a traffic study, the director shall

determine if the current traffic management plan is sufficient.

(A) If the director determines that the current traffic management plan is sufficient, the

director shall notify the applicant in writing.

(B) If the director determines that the current traffic management plan results in traffic

hazards or traffic congestion, the director shall require the Property owner to submit an amended

traffic management plan. If the Property owner fails to submit an amended traffic management

plan within 30 days, the director shall notify the city plan commission.

(c) Expansion area. Before issuance of a building permit for the expansion area, as

shown on the development plan, the Property owner or operator shall:

(1) submit additional data to the director showing the number of students who live within

walking distance of the school, how many students actually walk to school, and how many

students use public transportation; and

(2) submit an amended traffic management plan.

(d) Amendment process.

(1) A traffic management plan may be amended using the minor plan amendment fee and

public hearing process in Section 51A-1.105(k)(3).

(2) In order to amend a traffic management plan, the Property owner or operator must

provide data showing the number of students who live within walking distance of the school,

how many students actually walk to school, and how many students use public transportation.

(3) The city plan commission shall authorize changes in a traffic management plan if the

proposed amendments improve queuing or traffic circulation; eliminate traffic hazards; or

decrease traffic congestion. (Ord. 27872)

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SEC. 51P-666.112. ADDITIONAL PROVISIONS.

(a) The entire Property must be properly maintained in a state of good repair and neat appearance.

(b) Development and use of the Property must comply with all federal and state laws and regulations, and with all ordinances, rules, and regulations of the city. (Ord. Nos. 25422; 26102)

SEC. 51P-666.113. COMPLIANCE WITH CONDITIONS.

(a) All paved areas, permanent drives, streets, and drainage structures, if any, must be constructed in accordance with standard city specifications, and completed to the satisfaction of the director of public works and transportation.

(b) The building official shall not issue a building permit to authorize work, or a certificate of occupancy to authorize the operation of a use, in this district until there has been full compliance with this article, the Dallas Development Code, the construction codes, and all other ordinances, rules, and regulations of the city. (Ord. Nos. 25422; 26102)

SEC. 51P-666.114. ZONING MAP.

PD 666 is located on Zoning Map No. N-6. (Ord. 25422)

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EXISTING SITE PLAN

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Kitchen and Cafeteria

Expansion Area

Vestibule

Expansion

Area

ENLARGED PROPOSED EXPANSIONS

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PROPOSED TRAFFIC MANAGEMENT PLAN

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Traffic Management Circulation Plan

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Residential

Residential

Residential

Commercial

Residential

Site

Church

Church

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1 1111 W KIEST BLVD Dallas ISD

2 3195 OBANNON DR LOPEZ HORACIO &

3 3191 OBANNON DR SIERRA ABELARDO &

4 3182 OBANNON DR MARTINEZ RAMON

5 3186 OBANNON DR LAGO GLORIA

6 3190 OBANNON DR HERNANDEZ ARTURO & LIDIA

7 3194 OBANNON DR SKEET MAGGIE EST OF

8 3196 OBANNON DR LUMBRERAS SAN JUANA

9 3198 OBANNON DR FISHER LAVAUGHN

10 1037 HOKE SMITH DR MATTHEWS MERLE

11 1033 HOKE SMITH DR PROCTOR MARGO

12 1031 HOKE SMITH DR AGUILERA GUADALUPE M

13 1025 HOKE SMITH DR CARRILLO JUAN & MANUELA

14 1023 HOKE SMITH DR ALVARADO ANABEL &

15 1017 HOKE SMITH DR DAVIS RONNIE

16 1011 HOKE SMITH DR SOTO MIGUEL &

17 1010 HOKE SMITH DR LOPEZ SALVADOR

18 1016 HOKE SMITH DR PEREZ GUADALUPE MARTINEZ &

19 1020 HOKE SMITH DR ESPINOZA JUAN CARLOS D

20 1024 HOKE SMITH DR TERRELL ELIZABETH

21 1028 HOKE SMITH DR BREWER ROBERT EARL & SANDRA

22 1032 HOKE SMITH DR JACKSON NAPOLEON

23 1042 HOKE SMITH DR EATON LU VERL

24 3234 S POLK ST JOE E JOHNSON EST OF &

25 3240 S POLK ST OCON SRB LLC

26 3244 S POLK ST LUECKE BLAKE A &

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27 3248 S POLK ST DIAZ NOEL

28 3252 S POLK ST FULLWOOD PHYLLIS HARRIS

29 3258 S POLK ST GAYTAN ANGEL

30 3264 S POLK ST PATTERSON TIMOTHY RAY &

31 971 RYAN RD RAMOS JOSE V & MARIA

32 967 RYAN RD BOOKER GLORIA J

33 963 RYAN CIR SIMPSON NOVELLA JEAN T

34 959 RYAN CIR JOHNSON DESIREE D &

35 953 RYAN CIR MENDOZA JUAN C & JUANITA

36 949 RYAN CIR MORA MIKE D

37 943 RYAN CIR MENDOZA DAVID &

38 937 RYAN CIR SPENCER BOBBY J

39 933 RYAN RD RODRIGUEZ MARIANO & CATALINA SILVA

40 927 RYAN RD ALFORD BEN A & RUBY H

41 940 RYAN RD COLUNGA FACUNDO

42 944 RYAN RD MORGAN MICHAEL

43 950 RYAN RD ESPINOSA MARTIN

44 956 RYAN RD ALFARO MARIA FELICIA &

45 960 RYAN RD RODRIGUEZ ANTONIO &

46 966 RYAN RD ARANDA MIRNA &

47 855 ARPEGE CIR SOSA RAUL & ENA A

48 857 ARPEGE CIR LONDON KENNETH

49 3207 S TYLER ST RAY WILLIE B

50 3203 S TYLER ST WRIGHT GWENDOLYN

51 3211 S TYLER ST GOVAN JULIA E

52 1010 W KIEST BLVD 1010 W KIEST LLC

53 950 W KIEST BLVD SAILFISH LP

54 3276 S POLK ST LEWIS BARBARA A &

55 1204 HOKE SMITH DR CASTILLO JOE

56 1210 HOKE SMITH DR CASTRO CESAR

57 1214 HOKE SMITH DR GATES ROBERT E

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58 1220 HOKE SMITH DR CUELLAR EDWARD & JULIA R

59 3306 S EDGEFIELD AVE MARIN ANDRES

60 3322 S EDGEFIELD AVE HYMAN J C

61 3330 S EDGEFIELD AVE MIRANDA RAUL L

62 3334 S EDGEFIELD AVE GARCIA ERIK D

63 3340 S EDGEFIELD AVE LIMONES LEONARDO

64 3348 S EDGEFIELD AVE MCGLOTHING MARGUERITE EST

65 3352 S EDGEFIELD AVE JUAREZ JOSE & MARTINA

66 3356 S EDGEFIELD AVE RUIZ JORGE & OLGA

67 3364 S EDGEFIELD AVE PEREZ MARTIN

68 3368 S EDGEFIELD AVE SERRANO MARIA DORIS

69 3239 NAVAJO DR PONCE JAVIER P ETAL

70 3235 NAVAJO DR RANGEL FRANCISCO J &

71 3229 NAVAJO DR MATA GUADALUPE & MARIA D

72 3223 NAVAJO DR GONZALEZ LUCIO O

73 3219 NAVAJO DR DENWITTY MARY ALICE

74 3215 NAVAJO DR RODRIGUEZ RAMIREZ JORGE LUIS &

75 3202 OBANNON DR HALL IRMA P &

76 3208 OBANNON DR GARCIA GERARDO

77 3212 OBANNON DR FLORES MARILI CARRILLO

78 3218 OBANNON DR SERRANO PEDRO & RAQUEL

79 3222 OBANNON DR SMITH JONATHAN E &

80 3228 OBANNON DR ZAVALA PATRICIA

81 3232 OBANNON DR JOHUNKIN BRAZIN EST OF

82 3236 OBANNON DR JOHNSON LENNIS III &

83 3242 OBANNON DR MUNIZ ROBERTO H JR

84 3246 OBANNON DR GUERRA VICTOR

85 3252 OBANNON DR RODRIGUEZ MARIA J &

86 3256 OBANNON DR MACIAS JUAN ROGELIO &

87 1231 HOKE SMITH DR CUELLAR RAFAEL &

88 1225 HOKE SMITH DR VICKERS RUTH

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89 1219 HOKE SMITH DR GARCIA ROBERTO & MARIA G

90 1215 HOKE SMITH DR ARRIAGA MARTHA C

91 1209 HOKE SMITH DR HEARNE HARVEY S

92 1203 HOKE SMITH DR SANCHEZ RAFAEL ITURRALDE &

93 1159 HOKE SMITH DR EDWARDS JOHN D &

94 1153 HOKE SMITH DR FLORES NORA ALICIA

95 1149 HOKE SMITH DR FLORES GABRIEL & NORA

96 1143 HOKE SMITH DR GOMEZ ANTONIA

97 1139 HOKE SMITH DR VERA RODOLFO &

98 1133 HOKE SMITH DR GUEVARA JOSE N & MARIA

99 1127 HOKE SMITH DR ROLATER TODD A

100 1123 HOKE SMITH DR CORTEZ JUAN CARLOS &

101 1117 HOKE SMITH DR COLUNGA MARIA DE JESUS

102 1111 HOKE SMITH DR FLORES MIGUEL & MARIA B

103 1107 HOKE SMITH DR MARTINEZ CASIMIRO

104 1103 HOKE SMITH DR WALLACE JAMES A

105 3104 SHADOW WOOD DR CERVANTES MARIA

106 3110 SHADOW WOOD DR FRIAS ALFREDO &

107 3114 SHADOW WOOD DR TOBAR EFRAIN & SELENE

108 3120 SHADOW WOOD DR FLORES NORMA &

109 3124 SHADOW WOOD DR MOORE CHARLES E

110 3130 SHADOW WOOD DR GARAY MAXIMO O & MARIA

111 3140 SHADOW WOOD DR DEALANIS CONSUELO BETANCOURT

112 3251 OBANNON DR DIAZ TRINO & MARIA

113 3235 OBANNON DR MONSIVAIS MANUEL

114 3229 OBANNON DR SALAZAR BALTAZAR &

115 3223 OBANNON DR LUMBRERAS SAN JUANA

116 3219 OBANNON DR MARTIN CARRIE B

117 3215 OBANNON DR GAMEZ MARGARITA

118 3209 OBANNON DR GARCIA MARIA

119 3203 OBANNON DR CASTILLO LAURO

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120 3215 SHADOW WOOD DR OSORIO MARGARITO

121 3209 SHADOW WOOD DR QUEVEDO DAVID H &

122 3203 SHADOW WOOD DR PEREZ JUAN J &

123 3159 SHADOW WOOD DR MARTINEZ DELFINA LOPEZ

124 3153 SHADOW WOOD DR BARRIENTOS ABEL

125 3303 S EDGEFIELD AVE SANCHEZ RAFAEL

126 3309 S EDGEFIELD AVE MACK JIMMY

127 3313 S EDGEFIELD AVE MARTINEZ JOSE A

128 3319 S EDGEFIELD AVE ARIAS CORNELIA

129 3325 S EDGEFIELD AVE NAVARRO MARIA NATALIA MARTINEZ &

130 3333 S EDGEFIELD AVE DONJUAN CARLOS & EMILY

131 3278 S EDGEFIELD AVE MONTERROSO JERSON GUILLERMO & GUDELIA

132 3351 S EDGEFIELD AVE PEREZ AMANCIO

133 1514 MONTE CARLO ST JACKSON DWIGHT & DOROTHY

134 3465 E PERRYTON DR MONARREZ CESAR

135 3343 S EDGEFIELD AVE SNYDER MICHAEL D & JEDANA

136 1503 MONTE CARLO ST FRAZIER MARSHA G

137 1509 MONTE CARLO ST ESPIRICUETA CONCEPCION PORTILLO

138 1515 MONTE CARLO ST AGUILETA MARIA T

139 1212 W KIEST BLVD AMB REAL ESTATE INC

140 1150 W KIEST BLVD KIEST DEVELOPMENT LLC

141 1212 W KIEST BLVD TRAN ASSOCIATES INC

142 1302 W KIEST BLVD CORPORATION OF EPISCOPAL

143 1222 W KIEST BLVD WILLOW GROVE BAPTIST

144 3275 S POLK ST E & J DUARTE PROPERTIES INC

145 3508 CRIPPLE CREEK DR STEAKLEY TROY E

146 3516 CRIPPLE CREEK DR MARTINEZ INEZ

147 3524 CRIPPLE CREEK DR DAVIS IRMA M

148 3288 S POLK ST LEBAR INC

149 3271 S POLK ST SEJ ASSET MANAGEMENT & INVESTMENT COMPANY

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Planner: Pamela Daniel FILE NUMBER: Z190-198(PD) DATE FILED: February 14, 2020 LOCATION: Northwest corner of Shepherd Road and Stults Road COUNCIL DISTRICT: 10 MAPSCO: 26 D SIZE OF REQUEST: ±1.3 acres CENSUS TRACT: 78.05 REPRESENTATIVE: Kelvin Rausaw OWNER: New Mount Zion REQUEST: An application for a Specific Use Permit for a child-care

facility and a community service center uses on property zoned an R-10(A) Single Family District.

SUMMARY: The applicant proposes to operate an approximately 9,278

square foot child-care facility use and an approximately 9,278 square foot community service center use in an approximately 18,556 square foot existing structure.

STAFF RECOMMENDATION: Approval for a twenty-year period with

eligibility for automatic renewals for additional

twenty-year periods, subject to a site plan and

conditions.

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• The subject site is developed with an approximately 18,556 square foot, two-story structure with surface parking.

• The applicant proposes to utilize the existing approximately18,556 square foot structure to operate the proposed child-care facility with approximately 9,278 square feet of floor area with a maximum of 150 children and the proposed community service center uses with approximately 9,278 square feet of floor area.

• On October 13, 1999, the City Council approved SUP No. 1392 for a child-care facility use and a community service center use for a 20-year period with automatic renewals for additional 20-year periods. Subsequently, the SUP expired on October 13, 2019 with no application submitted for automatic renewal. While the operator, [New Mount Zion] has not changed, since expiration of the SUP the use has been vacant.

• The subject site is zoned an R-10(A) Single Family District. The City of Dallas Development Code permits a child-care facility and community service center use within an R-10(A) District subject to approval of a Specific Use Permit.

Zoning History: There has been one recent zoning change requested in the area within the past five years. 1. Z189-111: On May 22, 2019, the City Council approved an amendment to Tract II within Planned Development District No. 286. Thoroughfares/Streets:


Proposed ROW

Shepherd Road Local 50 ft. 50 ft.

Stults Road Local 60 ft. 60 ft.

Traffic:

The Engineering Division of the Sustainable Development and Construction Department has reviewed the request and determined that the proposed uses will not significantly impact the surrounding roadway system.

STAFF ANALYSIS: Comprehensive Plan:

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The forwardDallas! Comprehensive Plan, was adopted by the City Council in June

2006. The forwardDallas! Comprehensive Plan outlines several goals and policies

which can serve as a framework for assisting in evaluating the applicant’s request.

The request complies with the following land use goals and policies of the Comprehensive Plan because the proposed uses are retaining the existing zoning regulations while allowing additional uses that are not only compatible but allowed within the district with an added layer of regulation.

LAND USE ELEMENT

GOAL 1.1 ALIGN LAND USE STRATEGIES WITH ECONOMIC

DEVELOPMENT PRIORITIES

Policy 1.1.5 Strengthen existing neighborhoods and promote neighborhoods’

unique characteristics. Acknowledge the importance of neighborhoods to the

city’s long-term health and vitality.

1.1.5.3 Encourage neighborhood-serving office, retail, or other non-

residential uses to be located in residential community areas, primarily on

significant roadways or at key intersections.

1.1.5.4 Provide appropriate transitions between non-residential uses and

neighborhoods to protect stability and quality of life.

1.1.5.7 Ensure that neighborhoods are served by and accessible to

neighborhood commercial areas, parks and open space, libraries and

schools.


GOAL 5.3 ESTABLISHING WALK-TO CONVENIENCE Policy 5.3.1 Encourage a balance of land uses within walking distance of each other.

5.3.1.5 Build neighborhood facilities, such as schools, libraries and community centers, within walking distance of transit stations and homes.

The Neighborhood Plus Plan was adopted by the City Council in October 2015 to set a new direction and shape new policy for housing and neighborhood revitalization in Dallas. The final chapter, Strategic Goals, delineates six strategic goals to shift our approach, policies and actions to achieve greater equity and prosperity for all Dallas residents, expand the range of housing options, and enhance the quality of neighborhoods.

Policy 4.1 Promote Dallas as a city of neighborhoods and publicize neighborhood assets and programs.

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Policy 4.3 Enhance neighborhood desirability by improving infrastructure, housing stock, recreation and safety.

STAFF ANALYSIS Surrounding land uses:

Zoning Land Use

Site R-10(A) Child-care facility, community service center

North Subarea C within PDD No. 456

Undeveloped

East R-10(A) Church, surface parking lot

South R-10(A), PDD No. 393 Recreation Center

West Subarea C within PDD No. 456

Undeveloped

Land Use Compatibility: The request site is currently developed with a two-story, 18,556 structure, previously utilized as a child-care facility use and community service center use. The applicant is proposing to operate the dual uses as an extension of the church [New Mount Zion]. The community service center use which will provide social and recreational service for the neighborhood in addition to the child-care facility use adding a needed service accessible within the community. The request site is zoned an R-10(A) Single Family District. The R-10(A) District allow both uses by SUP only. The request site is surrounded by a residential use and recreation use to the south across Stults Road, a church use with surface parking to the east across Shepherd Road, and undeveloped tracts immediately adjacent to the west and south. Chapter 51A defines a child-care facility use as a facility that provides care, training, education, custody, treatment, or supervision for person under 14 years of age who are not related by blood, marriage or adoption to the owner or operator of the facility, whether or not the facility is operated for profit or charges for the services it offers. Additionally, Chapter 51A defines a community service center as a multi-functional facility where a combination of social, recreations, welfare, health, habilitation, or rehabilitation services are provided to the public. The applicant proposes to utilize the existing two-story, 18,556 square foot structure to operate the child-care facility use with a maximum of 150 children with hours of operation from 7:00 a.m. to 6:00 p.m., Monday through Friday. Additionally, the applicant proposes to operate the community service center use between the hours of 7:00 a.m. to 8:00 p.m., Monday through Thursday and 7:00 a.m. to 10:00 p.m. Friday through Sunday.

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The general provisions for a Specific Use Permit in Section 51A-4.219 of the Dallas Development Code specifically state: (1) The SUP provides a means for developing certain uses in a manner in which the specific use will be consistent with the character of the neighborhood; (2) Each SUP application must be evaluated as to its probable effect on the adjacent property and the community welfare and may be approved or denied as the findings indicate appropriate; (3) The city council shall not grant an SUP for a use except upon a finding that the use will: (A) complement or be compatible with the surrounding uses and community facilities; (B) contribute to, enhance, or promote the welfare of the area of request and adjacent properties; (C) not be detrimental to the public health, safety, or general welfare; and (D) conform in all other respects to all applicable zoning regulations and standards. The request does appear to have an adverse impact on the surrounding zoning and land uses. Staff recommends approval since both uses are assets within residential communities. Staff also considered the long-time operation of these uses with the previous SUP No. 1392 in this area of the city and the service that the proposed use provided to meet the needs of the community. In doing so, staff finds the proposed use to be a complementary and compatible use within the surrounding neighborhood and thus supports the request with the previous approval granted for a 20-year period with eligibility of automatic renewals for additional 20-year periods. Development Standards:

DISTRICT SETBACKS

Density Height Lot

Coverage Special

Standards PRIMARY

Uses Front Side/ Rear

R-10(A)

30’ 6’ 1 Dwelling

Unit/ 10,500 sq. ft.

30’ 45% Single family

Parking: The off-street parking requirements for a community service center is one space for each 200 square feet of floor area and a child-care facility requires one space per 500 square feet of floor area. At approximately 9,278 square feet of floor area, the community service center requires 46 off-street parking spaces. Additionally, at approximately 9,278 square feet of floor area, the child-care facility requires 19 off-street parking spaces. The total number of off-street parking spaces required is 65 with the site providing 66. Landscaping: No new construction or pavement is proposed by this application. New construction will require landscaping in accordance with Article X. Market Value Analysis

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Market Value Analysis (MVA), is a tool to aid residents and policy-makers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. The area of request is not within an identifiable MVA category. However, the request site is adjacent to an “F” MVA category to the south across Stults Road, and an “E” MVA category to the north along Shepherd Road.


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LIST OF OFFICERS

New Mount Zion Church Officers Brenda Abdalla Robert Datcher Sonja Miller Donia Bolden Francis Carter James Pruitt Jimmie Gault

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PROPOSED SUP CONDITIONS

1. USE: The only use authorized by this specific use permit is a child-care facility and a community service center.

2. SITE PLAN: Use and development of the Property must comply with the

attached site plan.

3. TIME LIMIT: This specific use permit is approved for a ________(20-year period but is eligible for automatic renewal for additional 20-year periods pursuant to Section 51A-4.219 of Chapter 51A of the Dallas City Code, as amended. For automatic renewal to occur, the Property owner must file a complete application for automatic renewal with the director before the expiration of the current period. Failure to timely file a complete application will render this specific use permit ineligible for automatic renewal. (Note: The Code currently provides that applications for automatic renewal must be filed after the 180th but before the 120th day before the expiration of the current specific use permit period. The Property owner is responsible for checking the Code for possible revisions to this provision. The deadline for applications for automatic renewal is strictly enforced).

4. HOURS OF OPERATION:

A. The child-care facility hours of operation are between 7:00 a.m. to 6:00 p.m., Monday through Friday. B. The community service center hours of operation are between 7:00 a.m. to 8:00 p.m., Monday through Thursday and 7:00 a.m. to 10:00 p.m. Friday through Sunday.

5. MAXIMUM FLOOR AREA: The maximum floor area may not exceed 9,278

square feet of floor area for the child-care facility and 9,278 square feet of floor area for the community service center for a total of 18,556 square feet of floor area.

6. FENCING: The outdoor play area must be enclosed by a minimum four-foot-high fence, as shown on the attached site plan

7. INGRESS/EGRESS: Ingress and egress must be provided in the location shown on the attached site plan. No other ingress or egress is permitted.

8. PARKING: Off-street parking must be located as shown on the attached site plan.

9. MAINTENANCE: The Property must be properly maintained in a state of good repair and neat appearance.

10. GENERAL REQUIREMENTS: Use of the Property must comply with all federal

and state laws and regulations, and with all ordinances, rules, and regulations of the City of Dallas.

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PROPOSED SITE PLAN

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1

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Single Family, Recreation

Center

Undeveloped

Church, surface parking

Undeveloped

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1 9550 SHEPHERD RD NEW MOUNT ZION BAPTIST

2 8821 STULTS RD PRESBYTERIAN VILLAGE NORTH

3 8817 STULTS RD POWELL RICHARD & DEBRA

4 8811 STULTS RD POWELL RICHARD & DEBRA

5 8700 STULTS RD RICHARDSON ISD

6 9422 CLEARWATER DR MARSHALL JERALDENE M &

7 9416 CLEARWATER DR DAVIS DOROTHY

8 9410 CLEARWATER DR SANCHEZ ERIKA L

9 9404 CLEARWATER DR STEPHENS CARL EST OF

10 9525 GREENVILLE AVE TEXAS HCP HOLDING LP

11 9510 SHEPHERD RD NEW MT ZION BAPTIST

12 8920 STULTS RD YMCA OF METROPOLITAN DALLAS

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Planner: Pamela Daniel FILE NUMBER: Z190-293(PD) DATE FILED: June 26, 2020 LOCATION: Northeast corner of Abrams Road and East Lovers Lane COUNCIL DISTRICT: 14 MAPSCO: 36 D SIZE OF REQUEST: ±10.83acres CENSUS TRACT: 79.02 REPRESENTATIVE: Rob Baldwin, Baldwin Associates APPLICANT/OWNER: Dallas Independent School District REQUEST: An application to amend to Planned Development District No.

652 for a public school other than open-enrollment charter school.

SUMMARY: The applicant proposes to construct approximately 7,000

square feet of floor area to accommodate a 3,720 square foot administration addition, a 3,150 square foot kitchen addition, and a 130 square foot pedestrian canopy. Additionally, the applicant proposes to decrease the off-street parking provided by one space to comply with the visibility requirements. No increase in the number of classrooms is associated with the request. [Dan D. Rogers Elementary School]

STAFF RECOMMENDATION: Approval, subject to a revised development plan,

traffic management plan, and conditions.

PLANNED DEVELOPMENT DISTRICT NO. 652: http://www.dallascityattorney.com/51P/Articles%20Supp%207/Article%20652.pdf PLANNED DEVELOPMENT DISTRICT NO. 652 EXHIBIT: http://www.dallascityattorney.com/51P/Exhibits%202003/pd652/652A.pdf

http://www.dallascityattorney.com/51P/Articles%20Supp%207/Article%20652.pdf

http://www.dallascityattorney.com/51P/Exhibits%202003/pd652/652A.pdf

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• The request site is developed with an elementary school use and contains approximately 52,200 square feet.

• PD No. 652 was established by the City Council on June 25, 2003 and allows a public school other than an open-enrollment charter school and R-7.5(A) Single Family District uses.

• The applicant is proposing a 7,000-square-foot building addition to the existing school,

to accommodate a 3,720 square foot administration addition, a 3,150 square foot kitchen addition, and a 130 square foot pedestrian canopy. Additionally, the applicant proposes to decrease the off-street parking provided by one space to comply with the visibility requirements.




Proposed ROW

East Lovers Lane Principal Arterial 100 ft. 100 ft.

Abrams Road Minor Arterial 100 ft. 100 ft.

Traffic: The applicant submitted a Traffic Management Plan with this request that includes recommended actions and strategies to manage vehicular traffic and parking, pedestrian activity and travel by all other modes during peak demand conditions for the elementary school use. Additionally, recommendations are made to upgrade school-traffic related signage. The applicant has agreed to upgrade these signs and all installations will be triggered with the issuance of a building permit. The Engineering Division of the Sustainable Development and Construction Department reviewed the request and determined that the proposed request will not have a negative impact on the surrounding street system. COMPREHENSIVE PLAN: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request.


comprehensive plan:

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LAND USE ELEMENT

GOAL 1.1 ALIGN LAND USE STRATEGIES WITH ECONOMIC DEVELOPMENT PRIORITIES Policy 1.1.5 Strengthen existing neighborhoods and promote neighborhoods’ unique characteristics. Acknowledge the importance of neighborhoods to the city’s long-term health and vitality. 1.1.5.7 Ensure that neighborhoods are served by and accessible to neighborhood commercial areas, parks and open space, libraries and schools.


GOAL 5.3 ESTABLISHING WALK-TO CONVENIENCE Policy 5.3.1 Encourage a balance of land uses within walking distance of each other


Zoning Land Use

Site PD No. 652 Public School

North LO-1-D Office

East R-7.5(A) Church

South R-7.5(A) Single Family

West R-7.5(A) Single Family

Land Use Compatibility The request site is developed with a one-story, approximately 52,200 square-foot public school use. The applicant’s request for an amendment to Planned Development District No. 652 will facilitate the construction of a 7,000-square-foot building addition to the

existing school to accommodate a 3,720 square foot administration addition, a 3,150 square foot kitchen addition, and a 130 square foot pedestrian canopy. Additionally, the applicant proposes to decrease the off-street parking provided by one space to comply with the visibility requirements.

Surrounding land uses consist of single family to the south and west and office uses to the north. A church use is to the east. The proposed provisions amend regulations for a public school other than an open-enrollment charter school use, but not for other allowable uses within the R-7.5(A)

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district. This protects the neighborhood in the event of a possible replat or change of use in the property. Staff supports the amendment because the school has operated within the community at this location for more than 65 years and the proposed addition will facilitate needed enlargement to accommodate the staff and students. Staff considers the requested amendment to be compatible with the surrounding single-family neighborhood because of compliance with the proposed PD conditions being consistent with the regulations of an R-7.5(A) District, a development plan, and a Traffic Management Plan requiring periodic updates will ensure the operation runs optimally in the future. Parking: The requirement for off-street parking for the school is derived from three criterions: 1) the number of classrooms, 2) the type of institution that serves the students (e.g., elementary, middle or high school), and 3) the parking requirement established by the PD. The requirements for off-street parking requires one and one-half spaces for each elementary school classroom. At this ratio, the school is required to provide 60 off-street spaces for the existing 40 classrooms. No increase in the number of classrooms is associated with the request. Currently, the site has 111 on-site parking spaces.

Market Value Analysis Market Value Analysis (MVA), is a tool to aid residents and policy-makers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. While the area of request is not categorized as being within an MVA cluster, surrounding properties immediately adjacent to the south is located within an “B” MVA category and a “C” MVA category to the west.

Landscaping Per the PD conditions, Article X will apply to any additions or 2,000 square feet of impervious surface. The additions to the site will trigger landscape requirements that will be reviewed at permitting.


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Dallas Independent School District Board of Trustees Edwin Flores, District 1 Dustin Marshall, District 2 Dan Micciche, District 3 Karla Garcia, District 4 Maxie Johnson, District 5 Joyce Foreman, District 6 Ben Mackey, District 7 Miguel Solis, District 8 Justin Henry, District 9

LIST OF OFFICERS

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ARTICLE 652.

PD 652.


PD 652 was established by Ordinance No. 25315, passed by the Dallas City Council on

June 25, 2003.


PD 652 is established on property located at the northeast corner of Abrams Road and

Lovers Lane. The size of PD 652 is approximately 10.83 acres.


(a) Unless otherwise stated, the definitions and interpretations in Chapter 51A apply

to this article.



(c) This district is considered to be a residential zoning district.


(a) For a public school use, development and use of the Property must comply with

the development plan (Exhibit 652A). In the event of a conflict between the text of this article

and the development plan, the text of this article controls.

(b) For all other permitted uses, no development plan is required, and the provisions

of Section 51A-4.702 regarding submission of or amendments to a development plan, site

analysis plan, conceptual plan, development schedule, and landscape plan do not apply.

SEC. 51P-652.105. MAIN USES PERMITTED.

The only main uses permitted in this district are:

PROPOSED CONDITIONS

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(1) a public school other than an open-enrollment charter school (permitted by right);

and

(2) all other main uses permitted in the R-7.5(A) Single Family District, subject to

the same conditions applicable to uses in that district set out in Chapter 51A. For example, if a

use is permitted only by specific use permit (SUP) in the R-7.5(A) Single Family District in

Chapter 51A, it is permitted only by SUP in this district; if a use is subject to development impact

review (DIR) in the R-7.5(A) Single Family District in Chapter 51A, it is subject to DIR in this

district; etc.


As a general rule, an accessory use is permitted in any district in which the main use is

permitted. Some specific types of accessory uses, however, due to their unique nature, are subject

to additional regulations in Section 51A-4.217. For more information regarding accessory uses,

consult Section 51A- 4.217.



yard, lot, and space regulations in Division 51A-4.400. In the event of a conflict between this

section and Division 51A-4.400, this section controls.)

(a) Except as otherwise provided in this section, the yard, lot, and space regulations

contained in Section 51A-4.112(f), “R-7.5(A) Single Family District,” apply in this district.

(b) For a public school use:

(1) Front yard. Minimum front yard is as shown on the development plan

(Exhibit 652A).

(2) Side and rear yards. Minimum side and rear yards are as shown on the

development plan (Exhibit 652A).


(a) In general. Except as otherwise provided in this section, consult the use

regulations contained in Division 51A-4.200 for the specific off-street parking/loading

requirements for each use.

(b) For a public school use:

(1) Off-street parking is allowed in the required yards.

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(2) Required off-street parking is one and one-half spaces for each classroom.

SEC. 51P-652.109. ENVIRONMENTAL PERFORMANCE STANDARDS.

See Article VI.

SEC. 51P-652.109.1 TRAFFIC MANAGEMENT PLAN.

(a) In general. Operation of a public school other than an open-enrollment charter

school must comply with the traffic management plan (Exhibit 652B).

(b) Traffic signs. Prior to the final inspection of a building permit for work that

would exceed 52,200 square feet in total floor area, school-related signs must be installed in

compliance with the traffic management plant (Exhibit 652B).

(c) Traffic study.

(1) The Property owner or operator shall prepare a traffic study evaluating the

sufficiency of the traffic management plan. The initial traffic study must be submitted to the

director by NOVEMBER 1, 2022. After the initial traffic study, the Property owner or operator

shall submit updates of the traffic study to the director by November 1 of each even-numbered

year.

(2) The traffic study must be in writing, performed by a licensed engineer, based

on a minimum of four samples taken on different school days at different drop-off and pick-up

times over a two-week period, and must contain an analysis of the following:

(A) ingress and egress points;

(B) queue lengths;

(C) number and location of personnel assisting with loading and

unloading of students;

(D) drop-off and pick-up locations;

(E) drop-off and pick-up hours for each grade level;

(F) hours for each grade level; and

(G) circulation.

(3) Within 30 days after submission of a traffic study, the director shall

determine if the current traffic management plan is sufficient.

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(A) If the director determines that the current traffic management plan

is sufficient, the director shall notify the applicant in writing.

(B) If the director determines that the current traffic management plan

results in traffic hazards or traffic congestion, the director shall require the Property owner to

submit an amended traffic management plan. If the Property owner fails to submit an amended

traffic management plan within 30 days, the director shall notify the city plan commission.


(1) A traffic management plan may be amended using the minor plan

amendment fee and public hearing process in Section 51A-1.105(k)(3).

(2) The city plan commission shall authorize changes in a traffic management

plan if the proposed amendments improve queuing or traffic circulation; eliminate traffic

hazards; or decrease traffic congestion.


(a) Landscaping must be provided in accordance with Article X.

(b) All plant materials must be maintained in a healthy, growing condition.

SEC. 51P-652.111. SIGNS.

Signs must comply with the provisions for non-business zoning districts in Article VII.


(a) The entire Property must be properly maintained in a state of good repair and neat

appearance.


and regulations, and with all ordinances, rules, and regulations of the city.

(c) For a public school use, a maximum six-foot-high fence is allowed in the required

front yard as shown on the development plan (Exhibit 652A).


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(a) All paved areas, permanent drives, streets, and drainage structures, if any, must

be constructed in accordance with standard city specifications, and completed to the satisfaction

of the director of public works and transportation.

(b) The building official shall not issue a building permit to authorize work, or

certificate of occupancy to authorize the operation of a use, in this district until there has been

full compliance with this article, the Dallas Development Code, the construction codes, and all

other ordinances, rules, and regulations of the city.

SEC. 51P-652.114. ZONING MAP.

PD 652 is located on Zoning Map No. G-8.

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EXISTING DEVELOPMENT PLAN

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PROPOSED TRAFFIC MANAGEMENT PLAN

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Proposed Traffic Management Circulation Plan

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Single Family

Single Family

Office

Church

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Z190-293



1 5314 ABRAMS RD Dallas ISD

2 6349 HIGHGATE LN ANDREWS RAYMOND J

3 6350 GLENNOX LN REED JOHN M JR TR

4 6342 GLENNOX LN MARTINEZ HENRY & LUCY LIFE ESTATE

5 6336 GLENNOX LN WOODARD LINDA K

6 6330 GLENNOX LN PATMAN LYLE G

7 6317 GLENNOX LN CANTWELL MATTHEW JUSTIN &

8 6323 GLENNOX LN LARKIN JOHN D & MARY E

9 6329 GLENNOX LN ANDERLE MARK ANDERLE & CASSI

10 6335 GLENNOX LN LITTLE JANE W

11 6349 GLENNOX LN ALLEN AMY SUE

12 6350 E LOVERS LN OFSTAD NORMAN A

13 6342 E LOVERS LN SEALS DEBRA L

14 6336 E LOVERS LN JAMES JAY R & PENNY S

15 6330 E LOVERS LN HORTON MICHAEL W

16 6324 E LOVERS LN MCKINZIE ANNA C

17 6318 E LOVERS LN AGEE MARK & MICHELLE CHOW

18 6353 E LOVERS LN SCHULMAN RACHEL LILY &

19 6347 E LOVERS LN LETHRIDGE ROBERT L JR

20 6341 E LOVERS LN MCGOUGH GARSIDE HARRIS JR

21 6335 E LOVERS LN GUTIERREZ GABRIEL &

22 6329 E LOVERS LN MIRANDA JOHN E EST OF

23 6323 E LOVERS LN DRURY DIANNA G

24 6317 E LOVERS LN THURSTIN ERIC JEFFERY

25 6314 TOWN HILL LN TILLEY SUE

26 6320 TOWN HILL LN WHEELUS AMY

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27 6326 TOWN HILL LN KIMMER MARY KATHRYN

28 6332 TOWN HILL LN MILLINGTON SCOTT D & KRISTIN A

29 6338 TOWN HILL LN VON RICHTER TAYLOR E & TYLER S

30 6344 TOWN HILL LN BURFORD CHARLES SCOTT JR &

31 6350 TOWN HILL LN CURRY MARVA JO

32 6351 TOWN HILL LN GROTH HARRISON

33 6345 TOWN HILL LN WALLER RICHARD D

34 6339 TOWN HILL LN MILLER AUSTIN C & MARY CATHERINE

35 6333 TOWN HILL LN COURSEY CAROL SUE

36 6327 TOWN HILL LN LAHAT GAL & BOAZ N ADLER

37 6321 TOWN HILL LN AMMOURI EVA

38 6315 TOWN HILL LN CHALMERS GEORGE M

39 6310 CRESTMONT DR GILLESPIE CHRISTOPHER C

40 6314 CRESTMONT DR CARTER J WARNE III

41 6320 CRESTMONT DR ZOTOS NICK J

42 6324 CRESTMONT DR DEDJ LLC

43 6330 CRESTMONT DR HANCOCK WESLEY

44 6334 CRESTMONT DR MCKENZIE PHILLIP T

45 6340 CRESTMONT DR SMITH ERIC B & MOLLY F

46 6339 CRESTMONT DR PALMORE PANSY G

47 6333 CRESTMONT DR BAWCOM LOGAN & JORDAN

48 6329 CRESTMONT DR HILL WARREN TERRY & SHARI H

49 6323 CRESTMONT DR LAROCCA FRANK &

50 6319 CRESTMONT DR PYLE CHRISTIAN

51 6315 CRESTMONT DR QUINTON LEON C &

52 6309 CRESTMONT DR KOLLER DONNA GAIL

53 5622 LEDGESTONE DR FRIEDMAN MICHAEL STEPHEN

54 5626 LEDGESTONE DR CLAWSON JOEL R &

55 5634 LEDGESTONE DR CUNYUS GEORGE M &

56 5638 LEDGESTONE DR GONZALEZ VENESSA

57 5644 LEDGESTONE DR WILSON DONALD G LIFE ESTATE

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58 5648 LEDGESTONE DR BEESLEY BEVERLY D

59 5649 LEDGESTONE DR HEINZERLING PATRICK DAVID

60 5645 LEDGESTONE DR RICAMORE ROBERT W

61 5639 LEDGESTONE DR MURPHY TIMOTHY M

62 5635 LEDGESTONE DR FIELDS PAMELA A

63 5629 LEDGESTONE DR LIVINGSTON DOLORES

64 5625 LEDGESTONE DR PALMER EUGENE W EST OF

65 6338 RINCON WAY MIHOS SOPHIA

66 6328 RINCON WAY CLEMENTS RICHARD L

67 6322 RINCON WAY MIHOS GEORGE & PAGONA

68 6314 RINCON WAY LEDGESTONE PTNRS LLC

69 5510 ABRAMS RD ABRAMS PROFESSIONAL BLDG LLC

70 6402 FISHER RD RADT LLC

71 6418 FISHER RD 6418 FISHER LP

72 6404 GLENNOX LN ALLUMBAUGH JOHN W

73 6410 GLENNOX LN SLAUGHTER E D JR EST OF

74 6414 GLENNOX LN GILBERT FRANCES MARCELLA TRUST

75 6420 GLENNOX LN LEVERMAN ELIZABETH ANN

76 6426 GLENNOX LN CARR MARIAN E

77 6430 GLENNOX LN DUESLER SUSAN E

78 6436 GLENNOX LN REMINGTON JACOB &

79 6442 GLENNOX LN EWERT AARON C & BRITTAIN B

80 6447 HIGHGATE LN SAUNDERS KEITH L

81 6441 HIGHGATE LN INGRAM PAUL &

82 6435 HIGHGATE LN ADAMS RENE L

83 6431 HIGHGATE LN UNDERWOOD CHARLES T JR

84 6427 HIGHGATE LN NEFTZGER MARK LOVONE

85 6421 HIGHGATE LN WOFFORD NICHOLAS FARLEY

86 6415 HIGHGATE LN OWEN JENNIFER LEE

87 6411 HIGHGATE LN HANNAH DAVID IV

88 6405 HIGHGATE LN THELEN KYLE J

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89 6446 GLENNOX LN CASTELLAW KYLE E & CARSON G

90 6450 GLENNOX LN HARRISON JOHN ROSS & HANNAH A

91 6456 GLENNOX LN INGRAHAM TIM A & DARLEEN

92 6460 GLENNOX LN BOYTER KELLEY D & SCOTT D

93 6466 GLENNOX LN BENAVIDES IRENE

94 5145 REXTON LN SLATTERY PROPERTIES LLC

95 5141 REXTON LN TAYLOR JAMES D &

96 6457 HIGHGATE LN NETTLE JENNIFER ELAINE

97 6451 HIGHGATE LN SAYRE KEVIN M & MARGARET A

98 6404 E LOVERS LN GALVAN ANNA L

99 6410 E LOVERS LN YOUNG ROBERT

100 6414 E LOVERS LN MYERS DEBORAH JONES

101 6418 E LOVERS LN STOEHR JAMES H IV &

102 6424 E LOVERS LN BUYSE DAVID GASTON &

103 6428 E LOVERS LN DAVIS RHONDA &

104 6434 E LOVERS LN STARR MARGUERITE R

105 6438 E LOVERS LN KEARBY YVONNE

106 6442 E LOVERS LN RODRIGUEZ NICOLE

107 6445 GLENNOX LN FLATT TIMOTHY RYAN & CRYSTAL ANNETTE

108 6439 GLENNOX LN GAUNTT MARIAN

109 6435 GLENNOX LN MURRAY LYNN E

110 6431 GLENNOX LN GARCIA PRISCILLA JEAN

111 6425 GLENNOX LN CROFT MARCI H

112 6419 GLENNOX LN SAXON CATHERINE B

113 6415 GLENNOX LN ROGERS ZACHARY A

114 6411 GLENNOX LN ROBINSON COLE

115 6405 GLENNOX LN WREN CHAD

116 6446 E LOVERS LN HALL JAMES W

117 6452 E LOVERS LN BOND NATHAN GREGORY &

118 5221 REXTON LN BLACK CHRISTOPHER SEAN &

119 5215 REXTON LN WILSON LINLEY

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120 5205 REXTON LN SLATTERY PPTIES LLC

121 6467 GLENNOX LN CYPERT ALAN

122 6461 GLENNOX LN LUCAS PHILLIP A & DOROTHY

123 6455 GLENNOX LN ARMEY KATHRYN G &

124 6449 GLENNOX LN JONES ANDERSON COLE

125 6464 E LOVERS LN ST PAULS EVANGELICAL

126 6460 FISHER RD MONTEJO JUAN C

127 6464 FISHER RD VALENTINE KATHLEEN

128 6468 FISHER RD SHOOP JONATHAN

129 6472 FISHER RD RICHMOND LAMBETH LLC

130 6480 FISHER RD JONES TIMOTHY W

131 6484 FISHER RD BROWN WAYNE D

132 6488 FISHER RD WIGLEY DORIS J

133 6492 FISHER RD CISNEROS MERCED H &

134 6498 FISHER RD ROJAS HECTOR HANS &

135 5220 REXTON LN KITZMANULRICH HEATHER EMMA

136 5212 REXTON LN FORD RICHARD C

137 5204 REXTON LN JUNG JONATHAN & KAREN

138 5154 REXTON LN BERRY KEVIN P

139 6445 E LOVERS LN RIDGEWOOD PARK METHODIST

140 6473 FISHER RD STINNER MARK G JR

141 6477 FISHER RD BANKER CHARLES & ROXIE

142 6481 FISHER RD MORCOM DAVID CHRISTIAN

143 6485 FISHER RD LYON EDWINA A

144 6489 FISHER RD ROOKSTOOL BARBARA

145 6474 LONTOS DR PECK BILLI BLANTON

146 6470 LONTOS DR ATKINSON SCHALAN &

147 6429 FISHER RD MIRANDA VICTORIA

148 6435 FISHER RD GARCIA RUBEN & MARIA

149 6439 FISHER RD 6016 HUDSON LLC

150 6443 FISHER RD MIRANDA ROBERTO & BEATRIZ

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151 6449 FISHER RD HERSCHKOWITSCH DELIA BLYTHE

152 6455 FISHER RD CLENDENIN BRUCE D ET AL

153 6459 FISHER RD RIMMER JOHN D & SANDRA D

154 6463 FISHER RD DURHAM DAVID RONALD &

155 6462 LONTOS DR KURILECZ ELIZABETH S &

156 6458 LONTOS DR BASILONE JOHN M &

157 6450 LONTOS DR BASILONE JOHN M & ANN C

158 6448 LONTOS DR MEJIA JOSE JANSEN &

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Planner: Pamela Daniel

FILE NUMBER: Z190-294(PD) DATE FILED: July 1, 2020 LOCATION: Southwest corner of Great Trinity Forest Way and North Jim Miller Road COUNCIL DISTRICT: 8 MAPSCO: 58 W SIZE OF REQUEST: ± 0.22 acre CENSUS TRACT: 116.01

REPRESENTATIVE: Kendra Larach, La Sierra PD APPLICATN/OWNER: FoodPlus 2, Inc. REQUEST: An application for the renewal of Specific Use Permit No.

2099 for the sale of alcoholic beverages in conjunction with a general merchandise or food store 3,500 square feet or less on property zoned a CR-D-1 Community Retail District with a D-1 Liquor Control Overlay and deed restrictions (Z845-291).

SUMMARY: The applicant proposes to continue the sale of alcoholic

beverages for off-premise consumption in conjunction with the existing convenience store [BZ Food Mart].

STAFF RECOMMENDATION: Approval for a three-year period with eligibility for

automatic renewals for additional five-year periods, subject to a revised site plan and conditions.

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• The request site is developed with a ±2,167-square-foot general convenience store with fuel pumps. No new construction is proposed by this application.

• The general merchandise or food store (convenience store) is permitted by right, but the sale of alcoholic beverages for off-premise consumption in conjunction with the convenience store requires a Specific Use Permit due to the D-1 Liquor Control Overlay.

• Deed restrictions volunteered on July 16, 1986, limit the uses to those allowed in the Chapter 51 General Retail District and limit multifamily uses to no more than 26 units per acre.

• As depicted on the alcohol measurement survey submitted with the application, the request site complies with the 300-foot door-to-door distance requirement from the church to the south.

• SUP No. 2099 was originally approved on December 10, 2014 for a two-year period and renewed on August 23, 2017 for a three-year period.

Surrounding Zoning History: There have been two recent zoning changes within the area in the past five years. 1. Z178-377: On June 12, 2019, the City Council approved the renewal of

Specific Use Permit No. 2229 for the sale of alcoholic beverages in conjunction with a general merchandise or food store greater than 3,500 square feet on property zoned a CR-D-1 Community Retail District with a D-1 Liquor Control Overlay.

2. Z156-310: On August 23, 2017, the City Council approved the renewal of Specific Use Permit No. 2099 for the sale of alcoholic beverages in conjunction with a general merchandise or food store greater than 3,500 square feet on property zoned a CR-D-1 Community Retail District with a D-1 Liquor Control Overlay for a two-year period, subject to conditions.



Great Trinity Forest Way Principal Arterial 160 feet

North Jim Miller Road Principal Arterial 100 feet

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Traffic:

The Engineering Division of Sustainable Development and Construction Department has

reviewed the requested amendment and determined that it will not significantly impact

the surrounding roadway system.


Zoning Land Use

Site CR with SUP No. 2099 General merchandise or food store with

sale of alcohol and motor vehicle fueling

stations

North CR-D-1, deed restrictions Auto service center, church, General merch

with a restaurant

East CR-D-1, deed restrictions Undeveloped

South R-7.5(A) Vacant structure, church

West CR-D-1, deed restrictions Carwash

STAFF ANALYSIS: Comprehensive Plan: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request. Goal 1.1 Align land use strategies with economic development priorities.

Policy 1.1.15 Strengthen existing neighborhoods and promote neighborhoods’ unique characteristics. Acknowledge the importance of neighborhoods to the city’s long-term health and vitality.

Implementation measure 1.1.5.3 Encourage neighborhood-serving office, retail, or other non-residential uses to be located in residential community areas, primarily on significant roadways or at key intersections.

Land Use Compatibility: The proposed site is developed with a general merchandise or food store 3,500 square feet or less and a motor vehicle fueling station. The applicant is requesting that the existing SUP be renewed to continue the sale of alcoholic beverages for off-premise consumption. Additionally, the proposed site plan has been revised to remove two

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parallel parking spaces along the eastern portion of the site and reorient three off-street parking spaces along the southern portion of the site. The property is adjacent to a car wash to the west. The surrounding uses are auto service center, restaurant, church, undeveloped, and restaurant under construction; to the east undeveloped; to the south undeveloped, single family, church and multifamily; to the west hotel and undeveloped. An existing church is behind the proposed site. The site meets the minimum required distance to be able to sell alcoholic beverages. The church measurements are from door-to-door and staff estimates that there is a distance of over 450 feet. The general provisions for a Specific Use Permit in Section 51A-4.219 of the Dallas Development Code specifically state: (1) The SUP provides a means for developing certain uses in a manner in which the specific use will be consistent with the character of the neighborhood; (2) Each SUP application must be evaluated as to its probable effect on the adjacent property and the community welfare and may be approved or denied as the findings indicate appropriate; (3) The city council shall not grant an SUP for a use except upon a finding that the use will: (A) complement or be compatible with the surrounding uses and community facilities; (B) contribute to, enhance, or promote the welfare of the area of request and adjacent properties; (C) not be detrimental to the public health, safety, or general welfare; and (D) conform in all other respects to all applicable zoning regulations and standards. The regulations in this chapter have been established in accordance with a comprehensive plan for the purpose of promoting the health, safety, morals, and general welfare of the city. The general merchandise use is also regulated by Chapter 12B of the Dallas City Code, Convenience Stores. This chapter applies to all convenience stores, which is defined as any business that is primarily engaged in the retail sale of convenience goods, or both convenience goods and gasoline, and has less than 10,000 square feet of retail floor space; the term does not include any business that has no retail floor space accessible to the public. The purpose of Chapter 12B is to protect the health, safety, and welfare of the citizens of the city of Dallas by reducing the occurrence of crime, preventing the escalation of crime, and increasing the successful prosecution of crime that occurs in convenience stores in the city. This chapter establishes a registration program for convenience stores and provides requirements relating to:

• surveillance camera systems,

• video recording and storage systems,

• alarm systems,

• drop safes,

• security signs,

• height markers, The applicant’s request for renewal of the SUP conforms to the zoning regulations and standards of the Dallas Development Code. The applicant is in compliance with the convenience store regulations. The proposed sale of alcoholic beverages in conjunction with the existing convenience store does not seem to negatively impact the adjacent

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properties as shown in the police calls for the past four years. The use is compatible with the surrounding non-residential uses and provides an alternative shopping venue for the neighborhood. The short initial time period of three-years will allow re-evaluation of the request to ensure ongoing compliance with the conditions and other City regulations. Lastly, staff would like to ensure that a drive approach along the northeastern portion of the site that should have been remove with the first approval is in fact closed to comply with Engineering requirements. Parking: Pursuant to the Dallas Development Code, the off-street parking requirement for a general merchandise or food store use is one space per 200 square feet of floor area; the off-street parking requirement for a motor vehicle fueling station is two spaces. Therefore, the ±2,167-square-foot convenience store with fuel pumps requires 13 parking spaces. The applicant is providing 14 spaces as shown on the existing site plan. Market Value Analysis Market Value Analysis (MVA), is a tool to aid residents and policy-makers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. While the area of request is not categorized as being within an MVA cluster, the immediate property immediately adjacent to the south is located within a “G” MVA category. Landscaping: No new development is proposed. Therefore, no additional landscaping is required. Any new development on the property will require landscaping per Article X of the Dallas Development Code. Police Report: The Dallas Police Department’s provided an incident report for the period from September 20, 2017 to August 2020. The crime statistics reflect a total 109 calls, 23 offenses, and 17 arrests.


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List of Officers

FoodPlus 2, Inc. Mansoor Ali President/Officer

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Calls Counts:

Offense Counts:

Arrest Counts:

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1. USE: The only use authorized by this specific use permit is the sale of alcoholic

beverages in conjunction with a general merchandise or food store 3,500 square feet or less.

2. SITE PLAN: Use and development of the Property must comply with the attached

site plan. 3. TIME LIMIT: This specific use permit expires on (three years), but is eligible for

automatic renewal for additional five-year periods, pursuant to Section 51A-4.219 of Chapter 51A of the Dallas City Code, as amended. For automatic renewal to occur, the Property owner must file a complete application for automatic renewal with the director before the expiration of the current period. Failure to timely file a complete application will render this specific use permit ineligible for automatic renewal. (Note: The Code currently provides that applications for automatic renewal must be filed after the 180th but before the 120th day before the expiration of the current specific use permit period. The Property owner is responsible for checking the Code for possible revisions to this provision. The deadline for applications for automatic renewal is strictly enforced.) August 23, 2020

4. MAINTENANCE: The Property must be properly maintained in a state of good

repair and neat appearance.

5. GENERAL REQUIREMENTS: Use of the Property must comply with all federal and state laws and regulations, and with all ordinances, rules, and regulations of the City of Dallas.

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PROPOSED SITE PLAN

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EXISTING SITE PLAN

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Existing deed restrictions

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Church, vacant single family

Undeveloped

Auto Service center

Gen merch w/Restaurant

Church

Car wash

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1

2

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07/14/2020


Z190-294



1 7036 GREAT TRINITY FOREST WAY JUNEJA PROPERTY HOLDINGS INC

2 7028 GREAT TRINITY FOREST WAY PHILLIPS LEO &

3 6901 GREAT TRINITY FOREST WAY CATHEDRAL OF FAITH

4 7015 GREAT TRINITY FOREST WAY CATHEDRAL OF FAITH

5 137 S JIM MILLER RD MENDOZA JUAN

6 7100 GREAT TRINITY FOREST WAY VSB INVESTMENTS LLC

7 7020 GREAT TRINITY FOREST WAY JUNEJA HOSPITALITY HOLDINGS

LLC

8 7071 GREAT TRINITY FOREST WAY ALEJANDRE ARCANGEL

9 7004 CARTER RD LOVE OF GOD CHURCH

10 7026 CARTER RD GIBSON KENNETH E

11 7040 CARTER RD HOUSE OF PRAYER

12 116 N JIM MILLER RD SANABEL INVESTMENT LP

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Planners: La’Kisha Girder & Andreea Udrea, Ph.D., AICP FILE NUMBER: Z190-272(LG/AU) DATE FILED: May 27, 2020 LOCATION: North side of Timberglen Road between Kelly Boulevard and

Justice Lane COUNCIL DISTRICT: 12 MAPSCO: 3 C, D, G, H SIZE OF REQUEST: ±11.92 acres CENSUS TRACT: 216.16 REPRESENTATIVE: Karl A. Crawley, MASTERPLAN APPLICANT/OWNER: Carrollton Farmers Branch ISD REQUEST: A City Plan Commission authorized hearing to determine

proper zoning on property zoned a TH-2(A) Townhouse District and an MF-1(A) Multifamily District with Specific Use Permit (SUP) No. 1012 for a public school with consideration given to reducing the size of the SUP by removing the single family developed lots on the west side of Justice Lane and amending the SUP to allow for the reconstruction of the school.

SUMMARY: The purpose of this request is to remove 13 single-family lots

from SUP No. 1012. The request also includes amending the remaining SUP to allow the construction of a new two-story public elementary school with additional parking and landscaping on the remainder of the specific use permit. (Carrollton-Farmers Branch ISD – Sheffield Intermediate School)

STAFF RECOMMENDATION: Approval, subject to a revised site plan, landscape

plan, traffic management plan, and conditions.

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• On September 28, 1988, the City Council approved Specific Use Permit No. 1012 for a permanent period to operate a public school.

• On October 11, 1995, the City Council approved an amendment to Specific Use Permit No. 1012.

• The MF-1(A) District property was included in the SUP to serve as a small counseling center. The school district sold the property between 2014 and 2018. Thirteen lots were later developed with single family housing.

• The proposed new school structure will be 33 feet high (two stories) containing 41 classrooms, totaling approximately, 71,906 square feet.

• Currently, the school houses third through fifth grades. A CFBISD managed day-care facility is located to the south of the site. Grades Pre-K through second grade operate at a separate location south of the site.




Kelly Boulevard Minor Arterial 60 feet

Timberglen Lane Community Collector 60 feet

Traffic: The Engineering Division of Sustainable Development and Construction Department completed a review of the traffic management plan dated August 12, 2020. Submitted reports document a proposed traffic management plan (TMP) of school traffic and impact of the proposed school operations. The TMP is practical if fully implemented by school staff as proposed. Staff has no objection to the proposed traffic management plan but requires the applicant to have parking restrictions on Kelly Boulevard. The intention of the proposed restrictions is to respect the quality of life of adjacent neighborhood. However, the restrictions are difficult to enforce as motorists could decide not to abide by the proposed signage and make it more difficult for residents to enter and exit the area during opening and dismissal hours. COMPREHENSIVE PLAN: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request.

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comprehensive plan:

LAND USE ELEMENT

GOAL 1.1 ALIGN LAND USE STRATEGIES WITH ECONOMIC DEVELOPMENT PRIORITIES Policy 1.1.5 Strengthen existing neighborhoods and promote neighborhoods’ unique characteristics. Acknowledge the importance of neighborhoods to the city’s long-term health and vitality. 1.1.5.7 Ensure that neighborhoods are served by and accessible to neighborhood commercial areas, parks and open space, libraries and schools.


GOAL 5.3 ESTABLISHING WALK-TO CONVENIENCE Policy 5.3.1 Encourage a balance of land uses within walking distance of each other


Zoning Land Use

Site TH-2(A) MF-1(A)

SUP No. 1012

Public School Single Family

North TH-2(A) Single Family

South TH-2(A) SUP No. 910

Public School

East MF-1(A) Single Family

West TH-2(A) Single Family

Land Use Compatibility The request site is the location of a public school . The subject site is developed with a current school that is approximately 67,767 square feet consisting of one and two-story structures varying from 16 feet to 27 feet tall. This site consists of a public school that serves Third, Fourth and Fifth grade students. Surrounding land uses consist of single family to the north, south, east and west. Land uses consisting of childcare facilities and public school are southwest and south of the site, respectively. The applicant’s request for an amendment to Specific Use Permit No. 1012 will facilitate the following: 1) amend the borders of SUP No. 1012 to remove 13 existing single-family

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lots from within its borders; and 2) allow for the construction of a two-story building with 41 classrooms on the remainder of the site, which will be approximately 10.2 acres. The new proposed structure will have a maximum height of 32.67 feet, which exceeds the current structure by 5.67 feet. The front yard setback for the current and proposed site is 15 feet, while the rear yard setback for the current and proposed school will be 10 feet. The existing lot coverage is approximately 12% for the current site and the proposed site will have a lot coverage of 16.17%. The maximum lot coverage for property zoned TH-2(A) District is 25% for nonresidential structures and 60% for residential structures. The general provisions for a Specific Use Permit in Section 51A-4.219 of the Dallas Development Code specifically state: (1) The SUP provides a means for developing certain uses in a manner in which the specific use will be consistent with the character of the neighborhood; (2) Each SUP application must be evaluated as to its probable effect on the adjacent property and the community welfare and may be approved or denied as the findings indicate appropriate; (3) The city council shall not grant an SUP for a use except upon a finding that the use will: (A) complement or be compatible with the surrounding uses and community facilities; (B) contribute to, enhance, or promote the welfare of the area of request and adjacent properties; (C) not be detrimental to the public health, safety, or general welfare; and (D) conform in all other respects to all applicable zoning regulations and standards. The regulations in this chapter have been established in accordance with a comprehensive plan for the purpose of promoting the health, safety, morals, and general welfare of the city.

District SETBACKS

Height Lot

Coverage Minimum Lot

Size Primary Uses

Front Side/Rear

Existing TH-2(A)

No min.; deed

restrictions require 15’

No min for SFD, 10’ for other; 5’ side for duplex, 10’ rear for

duplex*

36’ 60% for res. 25% other

2,000 sf for SFD, 6,000 for duplex

Single Family Public School

Existing MF-1(A)

15’

No min for SFD, 10’ for other; 5’ side for duplex, 10’ rear for

duplex*

36’ 60% for res. 25% other

3,000 sf for SFD, 3,000 for duplex

Single Family Housing

Staff considers the requested amendment to be compatible with the surrounding single-family neighborhood because compliance with the proposed SUP conditions, a site plan, and a Traffic Management Plan requiring periodic updates will ensure the school runs optimally in the future regarding the drop-off and pick-up of students.

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Parking: The requirement for off-street parking for the school is derived from three criterions: 1) the number of classrooms and 2) the type of institution that serves the students (e.g., elementary, middle or high school).The current elementary school has 32 classrooms and 103 parking spaces. The requirements for off-street parking requires one and one-half spaces for each elementary school classroom. At this ratio, the school is required to provide 62 off-street spaces for the proposed 41 classrooms. The site is proposing 110 parking spaces provided on-site parking spaces.

Market Value Analysis Market Value Analysis (MVA) is a tool to aid residents and policymakers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. While the remaining 10.21 acres of the area of request is not categorized as being within an MVA cluster, the thirteen single family lots are within Category “C.” Surrounding properties to the north, northwest, south, and southwest is located within Categories “A and “C”.

Landscaping The site has sloping issues that create unique challenges to the redevelopment of the site. The applicant is mostly compliant with Article X, but there are certain areas of the site where the applicant has sought an exception due to existing site conditions. The applicant will not be able to comply with the street buffer zone due to the existing development of the site along Timber Oaks Drive and Kelly Boulevard. The applicant will comply by providing 170 trees, which is greater than the 111 trees required. The applicant will also have 42 medium and large trees in excess of the site, buffer zone enhancements, and will conserve existing trees in the proposed development area. There will also be water-wise plant materials and planting beds, and 8 large trees planted in an area that is at least 500 square feet. Overall, the City Arborist has no objections to the applicant’s proposal.

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CARROLLTON FARMERS BRANCH ISD BOARD OF TRUSTEES

Nancy Cline, President Guillermo William Ramos, Vice President Tara Hrbacek, Secretary Sally Derrick John Mathews Randy Schackmann

John E. Chapman, Ill Superintendent Brian Moersch, Associate Superintendent Dana West, Associate Superintendent Tracy Smith, Assistant Superintendent Michelle Bailey, Assistant Superintendent Malcolm Mulroney, Chief Operations Officer

LIST OF OFFICERS

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1. USE: The only use authorized by this specific use permit is a public school other than an open enrollment charter school.

2. SITE PLAN: Use and development of the Property must comply with the attached site plan.

3. TIME LIMIT: This specific use permit has no expiration date.

4. LANDSCAPING: Landscaping must be provided as shown on the attached site

plan. 5. TRAFFIC MANAGEMENT PLAN.

(a) In general. Operation of a public school other than an open-enrollment charter school must comply with the traffic management plan (Exhibit 824B).

(b) Traffic study.

(1) The Property owner or operator shall prepare a traffic study evaluating the sufficiency of the traffic management plan. The initial traffic study must be submitted to the director by November 1, 2022. After the initial traffic study, the Property owner or operator shall submit updates of the traffic study to the director by March 1st of each odd-numbered year.

(2) The traffic study must be in writing, performed by a licensed engineer, based on a minimum of four samples taken on different school days at different drop-off and pick-up times over a two-week period, and must contain an analysis of the following:

(A) ingress and egress points;

(B) queue lengths;

(C) number and location of personnel assisting with loading and unloading of students;

(D) drop-off and pick-up locations;

(E) drop-off and pick-up hours for each grade level;

(F) hours for each grade level; and

(G) circulation.

PROPOSED SUP CONDITIONS

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(3) Within 30 days after submission of a traffic study, the director shall determine if the current traffic management plan is sufficient.

(A) If the director determines that the current traffic management plan is sufficient, the director shall notify the applicant in writing.

(B) If the director determines that the current traffic management plan results in traffic hazards or traffic congestion, the director shall require the Property owner to submit an amended traffic management plan. If the Property owner fails to submit an amended traffic management plan within 30 days, the director shall notify the city plan commission.

(c) Expansion area. Before issuance of a building permit for the expansion area, as shown on the development plan, the Property owner or operator shall:

(1) submit additional data to the director showing the number of students who live within walking distance of the school, how many students actually walk to school, and how many students use public transportation; and

(2) submit an amended traffic management plan.


(1) A traffic management plan may be amended using the minor plan amendment fee and public hearing process in Section 51A-1.105(k)(3).

(2) In order to amend a traffic management plan, the Property owner or operator must provide data showing the number of students who live within walking distance of the school, how many students actually walk to school, and how many students use public transportation.

(3) The city plan commission shall authorize changes in a traffic management plan if the proposed amendments improve queuing or traffic circulation; eliminate traffic hazards; or decrease traffic congestion. (Ord. 27872)

6. MAINTENANCE: The Property must be properly maintained in a state of good

repair and neat appearance

7. GENERAL REQUIREMENTS: Use of the Property must comply with all federal and state laws and regulations, and with all ordinances, rules, and regulations of the City of Dallas

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EXISTING SITE PLAN

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PROPOSED SITE PLAN

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TRAFFIC MANAGEMENT PLAN CONDITIONS

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TRAFFIC MANAGEMENT PLAN

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Sheffield Elementary

School-Grades K-2 &

Daycare

Daycare

Single Family

Single Family

Residential

Church

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06/23/2020


Z190-272



1 18111 KELLY BLVD CARROLLTON-FARMERSBRANCH ISD

2 18101 JUSTICE LN SUMMERS, ROBERT & HSIEH, HSIN YI

3 18105 JUSTICE LN HAWKINS, JAMES D

4 18109 JUSTICE LN NAHANGI, HODA

5 18117 JUSTICE LN SEO, PHILLIP & TIANNA

6 18121 JUSTICE LN HERNANDEZ, ELIGIO & GUADALUPE & HERNANDEZ, CESAR

7 18125 JUSTICE LN RIEGEL, CAITLIN V & JULIEN P

8 18129 JUSTICE LN CLAYTON, KATHERINR & GILBERT, KENNETH BRIAN

9 18133 JUSTICE LN KEITH, JOHN E

10 18137 JUSTICE LN SIKKA, AMAN & ZHANG, JENNY

11 18141 JUSTICE LN KENNEDY, KEVIN B

12 18145 JUSTICE LN BOUCHER, STEPHEN T & CHRISTEL

13 18149 JUSTICE LN MARTINEZ, ADAN & ADRIANA

14 18204 KELLY BLVD PANJVANI, GHULAM & FARIDA

15 18208 KELLY BLVD FLORES, ALLAN S & SOFIA

16 18212 KELLY BLVD FREELAND, MARY ELIZABETH

17 18216 KELLY BLVD HUYNH, TRU C

18 18220 KELLY BLVD BEAMER, WILLARD L & TERRI L

19 18304 MICHAELANGELO DR GARCIA, KATHERINE G

20 2704 DA VINCI DR SAVELL, CARLTON D

21 2708 DA VINCI DR NGUYEN, DZUNG M

22 2712 DA VINCI DR LICO, TULIO A & ANGELICA A

23 2716 DA VINCI DR MIAO, JIN & HONG GUAN

24 2720 DA VINCI DR CONTRERAS, NELSON I

25 2719 DA VINCI DR LORING, DIANNA CHEN

26 2715 DA VINCI DR SHAIKH, IRFAN M

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27 2715 DA VINCI DR HASHSHAM, AMBREEN

28 2711 DA VINCI DR DODSON, JOSEPH & DONNA

29 2707 DA VINCI DR VO, BRIAN CHANH & TUYEN MAI

30 18320 MICHAELANGELO DR NOLAN, DENISE

31 2704 EL GRECO LN ACEVES, JESUS

32 2708 EL GRECO LN CASTOR, CHRISTIAN A

33 2712 EL GRECO LN JAMES, JONATHAN

34 2716 EL GRECO LN ALIREZAEI, MOHSEN & EMILY

35 2720 EL GRECO LN MELDEJ, TALAL

36 2723 EL GRECO LN LINSKIE, LORETTA

37 2719 EL GRECO LN MARIN, JOSE M

38 2715 EL GRECO LN FISHER, KAREN HOLLAND & ANTHONY P

39 2711 EL GRECO LN HARP, CANDACE

40 2707 EL GRECO LN LYKINS, JACOB & BRITTAINY

41 2703 EL GRECO LN STIERHOFF, ANNMARIE

42 2704 PICASSO PL MURRAY, SAMANTHA ANN

43 2708 PICASSO PL WEST, APRIL D

44 2712 PICASSO PL LIVELY, CELESTE

45 2716 PICASSO PL TRILLION PROPERTIES LLC

46 2720 PICASSO PL BURKE, KEITH E

47 2724 PICASSO PL OATES, JAMES M

48 2723 PICASSO PL JAHN, MARK R & KATHLEEN M

49 2719 PICASSO PL MAY, MICHAEL J & MARY AIKEN TR MAY FAMILY LIVING TRUST

50 2715 PICASSO PL SMITH, JEFF A

51 2711 PICASSO PL CLARK, PATRICIA L

52 2707 PICASSO PL KAYU HOMES LLC

53 18440 MICHAELANGELO DR MCATEE, MICHAEL C & LEIGH C

54 2727 DALI DR HAGLER, MARY BETH

55 2731 DALI DR PFORTMILLER, LEE A

56 3550 TIMBERGLEN RD SUNSET 320, LLC

57 3440 TIMBERGLEN RD LODGE 260 LLC

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58 18022 KELLY BLVD DALLAS HOUSING AUTHORITY

59 18504 SHADOW RIDGE DR BISHOP, JEFFREY G JR & RACHEL A TRS GJW FAMILY

REVOCABLE TRUST

60 18508 SHADOW RIDGE DR PIAMONTE, AMADO H, III

61 18512 SHADOW RIDGE DR FOREMAN, RAEANN COLLETTE

62 18516 SHADOW RIDGE DR HOMER, JOSEPH ANTONE & SHARI L

63 18520 SHADOW RIDGE DR STOUT, JOSHUA E

64 18524 SHADOW RIDGE DR NATALE, RONALD D

65 18528 SHADOW RIDGE DR ACHKENAZY, SIVAN & BETANCOURT, KEVIN

66 18532 SHADOW RIDGE DR CHOU, CHIH HONG

67 18536 SHADOW RIDGE DR MCMAHEN, GENE F & VANESSA M

68 18540 SHADOW RIDGE DR SHIJO, TAKAHITO

69 18604 SHADOW RIDGE DR RODRIGUEZ, LARRY J & REBECCA B

70 18608 SHADOW RIDGE DR NGUYEN, HUNG QUOC

71 18612 SHADOW RIDGE DR MUSGROVE, PHILIP C

72 18616 SHADOW RIDGE DR NEMBAWARE, MONICA & HERBERT

73 18620 SHADOW RIDGE DR SHOUFI, JONI K

74 18628 SHADOW RIDGE DR DANIEL, FRANKLIN J & SAMANTHA A

75 18507 TIMBER OAKS DR FONG, KEVIN

76 18503 TIMBER OAKS DR CHU, PHONG M & LAM, THUY B

77 18504 TIMBER OAKS DR EZEOHA, EMINENCE J & GRACE A

78 18508 TIMBER OAKS DR LOVO, GLENDA ESMERALDA & ALFARO JOSE ALFONSO

RAMIREZ &

79 18512 TIMBER OAKS DR GUU, YUH FWU

80 18516 TIMBER OAKS DR CHEN, YUZHANG & LU, YISHU

81 18520 TIMBER OAKS DR SAUCIER, CINDY A

82 18524 TIMBER OAKS DR GARCIA, HUGO E & SARA P SALINAS

83 18528 TIMBER OAKS DR FINN, ROSEMARY T

84 18532 TIMBER OAKS DR CRUZ, SANTOS

85 18623 SHADOW RIDGE DR SINGARAYAR, ANTHONY & VASANTHA

86 18619 SHADOW RIDGE DR LELEUX, KAREN ELIZABETH

87 18531 SHADOW RIDGE DR SEALE, JOHN & KATIE

88 18527 SHADOW RIDGE DR WLODARCZYK, MONIKA

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89 18523 SHADOW RIDGE DR BOBBITT, CHRISTA L & WILLIAM B

90 18519 SHADOW RIDGE DR MORRIS, MATTHEW L

91 18515 SHADOW RIDGE DR WILLIAMS, JAMESON & LAUREN

92 18511 SHADOW RIDGE DR EDDINGS, STEPHEN E & BRANDY L

93 18507 SHADOW RIDGE DR DIAZ, GLORIA & VILLASECA EDDY

94 18503 SHADOW RIDGE DR EDSALL, SHARON G

95 18223 JUSTICE LN ROMAN, CRISTINA G

96 18227 JUSTICE LN RODRIGUEZ, JOSE LUIS GUILLERMO SALAZAR & LILIANA DE

LEON CASILLAS

97 18231 JUSTICE LN GOVIAS, RAYMOND J

98 18235 JUSTICE LN KINIRY, CHRISTOPHER & NICOLE

99 18239 JUSTICE LN CARPER, LUCAS & KASANDRA

100 18243 JUSTICE LN TRAN, DANH L

101 18247 JUSTICE LN MARTINEZ, DANNY & SHARON

102 18251 JUSTICE LN CHACKO, SAM & SAM, SARAMMA

103 18303 JUSTICE LN FARMER, GREGORY J

104 18307 JUSTICE LN BERTRAM, JOSELLE

105 18311 JUSTICE LN COCORIKIS, CATHERIN & JARDIM, ANDREW

106 18315 JUSTICE LN HORNER, WILLIAM

107 18319 JUSTICE LN SANDERSON, TRESSA A & THOMAS, JUSTIN K

108 18323 JUSTICE LN URBAN, LINDA

109 18327 JUSTICE LN MARQUEZ, SERGIO & LAURA G MARQUEZ

110 18331 JUSTICE LN MARQUEZ, SERGIO

111 18335 JUSTICE LN VAUGHN, BRITTNEY DANIELLE & BOWIE, DARON NOEL

112 18104 JUSTICE LN COVEY, GABRIELA NAJERA, ETUX,BRIAN ALEXANDER

113 18108 JUSTICE LN GORALSKI, STEPHANIE E & BRYAN, KYLE M

114 18112 JUSTICE LN ALLEN, ELIZABETH V

115 2808 LIBERATION CT PHAM, ALAN A

116 2812 LIBERATION CT BADILLO, DENNIS C & REGINA

117 2811 LIBERATION CT KOLINOFSKY, AMBER M

118 2807 LIBERATION CT WARE, SARA LIANNE

119 18116 JUSTICE LN SIVAPON, SAM & MARIA GARCIA FAMILY LIVING TRUST

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120 18120 JUSTICE LN BABALOLA, MICHAEL

121 18124 JUSTICE LN NIDA, PAUL R

122 2804 FREEDOM CIR LOPEZ, CARLOS EDUARDO & ALMA DELIA

123 2808 FREEDOM CIR WEST, ARLENE C & DENNIS E

124 2812 FREEDOM CIR ROBY, REBECCA L

125 2816 FREEDOM CIR BOOLOORI, SHARAREH M

126 2820 FREEDOM CIR NADOLSKY, DINA

127 2823 FREEDOM CIR ONDICH, JOYCE M

128 2819 FREEDOM CIR WHITE, TERRANCE & BROOKS, SEQUOIA K TRS TERRANCE

WHITE LIV TRUST

129 2815 FREEDOM CIR CHARA, LUIS E

130 2811 FREEDOM CIR MAGHZI, ANITA

131 2807 FREEDOM CIR JOSEPH, SHILO D

132 2803 FREEDOM CIR WHITLOCK, GWENDOLYN A

133 18316 JUSTICE LN LUO, AIHUA

134 18320 JUSTICE LN WHISENANT, CASEY A & CARTER, SADIE E

135 18324 JUSTICE LN LUNA, ARIADNA

136 18328 JUSTICE LN FULLER, KRISTOPHER A

137 18332 JUSTICE LN GUERRERO, LUIS P

138 18336 JUSTICE LN MARION, JERRY L & SHERWOOD, EDWARD A

139 18080 KELLY BLVD ROUCHON, BARRY

140 18076 KELLY BLVD JARROU, RACHID & SEMRAU, ANNE

141 18072 KELLY BLVD MCKAY, MICHELLE T

142 18068 KELLY BLVD GRANT, ANN M

143 18064 KELLY BLVD ZHOU, DONGDONG

144 18060 KELLY BLVD ETHRIDGE, RUSSELL

145 18211 KELLY BLVD FRANKEL, EDWARD B MD TR

146 2945 FRANKFORD RD IMPACT CHURCH LONESTAR

9-1


Planner: Pamela Daniel

FILE NUMBER: Z190-252(JT/PD) DATE FILED: April 20, 2020 LOCATION: On the east side of Luna Road, north of Ryan Road COUNCIL DISTRICT: 6 MAPSCO: 22 N; P SIZE OF REQUEST: Approx. 18.407 acres CENSUS TRACT: 99.00

OWNER: West Shield Partners, LLC APPLICANT: Venture Metals REPRESENTATIVE: Robert Baldwin, Baldwin Associates REQUEST: An application for the renewal of Specific Use Permit No.

2261 for a metal salvage facility use on property zoned an IM Industrial Manufacturing District with consideration to amending the site plan.

SUMMARY: The purpose of this request is to continue operation of a

metal salvage facility [Venture Metals]. A scheduled site visit revealed changes that were inconsistent with the approved site plan and consideration to amend the site plan may be required.

STAFF RECOMMENDATION: Hold under advisement until October 1, 2020. PRIOR CPC ACTION: On July 23, 2020, the City Plan Commission held the

request under advisement until August 20th to allow staff to adequately evaluate the request.

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BACKGROUND:

• The site is currently developed with two structures consisting of a one-story 202,232 square foot structure on the northern portion of the property and a one-story 14,117 square foot structure along the southwestern portion of the property.

• The site previously operated as a steel fabricating plant in 1963. On September 13, 2017, SUP No. 2261 was approved by City Council for a metal salvage facility use. The SUP was approved on September 13, 2017 and expires on September 13, 2020 [Z167-248]. The applicant is requesting to continue to operate the as a metal salvage facility.

• While no expansion of the use is being requested, the applicant will request an amendment to the site plan and conditions to reflect the current condition of the site. The representative is diligently working with staff to provide an updated site plan and conditions that addresses all changes.

• Per 51A-4.210 a METAL SALVAGE FACILITY means a facility that collects, separates, and processes scrap metal in bulk form for reuse and manufacturing.

Zoning History: There have been four zoning change requests in the area within the

last five years. 1. Z167-248 On September 13, 2017, the City Council approved an ordinance

granting an IM Industrial Manufacturing District and a Specific Use Permit for a metal salvage facility use on the east side of Luna Road, north of Ryan Road.

2. Z145-236 On August 12, 2015, the City Council approved an IM Industrial

Manufacturing District with deed restrictions volunteered by the applicant, and Specific Use Permit No. 2096 for a metal salvage facility, on property located on the south side of Ryan Road, east of Luna Road.

3. Z145-122 On March 25, 2015, City Council approved an amendment to

Specific Use Permit No. 2003 for an industrial (outside) not potentially incompatible use limited to a concrete batch plant located on the northeast corner of Luna Road and Ryan Road.

4. Z123-305 On September 22, 2015, the City Council approved a CS

Commercial Service District with deed restrictions volunteered by the applicant on property zoned an IR Industrial Research District on property located on the southeast corner of Cullum Lane and Harry Hines Boulevard.

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Luna Road Principal Arterial 60 feet

Ryan Road Local 50 feet

Traffic:

The Engineering Division of the Sustainable Development and Construction Department has reviewed the request and determined it will not significantly impact the surrounding street system. STAFF ANALYSIS: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request. This area is identified in the comprehensive plan as an industrial area. Industrial areas are developed with low density buildings, industrial yards, and surface parking for trucks and cars. The subject site is entirely surrounded by industrial uses and zoning consistent with the industrial area. LAND USE POLICY PLAN TRINITY RIVER CORRIDOR COMPREHENSIVE PLAN The subject site is located within the Elm Fork planning district – Stemmons Crossroads and Luna Road/Walnut Hill of the Trinity River Corridor Land Use Plan adopted in March 2005 and revised in December 2009. The plan establishes Preferred Land Use Plans that apply to each one of the seven planning districts in which the study area was divided. The Area Plan also created Land Use Opportunity Plans that reflect specific opportunities that can be expected in the Trinity River Corridor based upon a market response to the capital improvements in the Trinity River Corridor Project. The maps also express the land uses desired for the corridor by stakeholders who participated in the study. The Preferred Land Use Plan for the Elm Fork District affirms its role as a location for industrial activities and business in Dallas.

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Zoning Land Use

Site IM, SUP No. 2261 Metal Salvage Facility

North IM, SUP No. 2078 Concrete or asphalt crushing

East IR, IM Industrial, warehouse

West IR and SUP No. 2003 Concrete plant, undeveloped

South IR, IM, SUP No. 2096 Metal salvage facility, industrial, outside storage


The site is currently developed with two structures which the applicant wants to continue to use for a metal salvage facility and warehouse. The properties can be accessed on Ryan Road on the south and on Luna Road to the west.

The surrounding uses are industrial, with a concrete or asphalt crushing plant to the north; industrial and warehouse to the east; metal salvage facility, industrial and outside storage to the south, industrial and outside storage to the south, and undeveloped and a concrete plant to the west.

The property south of the proposed site obtained a zoning change from an IR District to an IM District with deed restrictions volunteered by the applicant and a SUP for a metal salvage facility.

The general provisions for a Specific Use Permit in Section 51A-4.219 of the Dallas Development Code specifically state: (1) The SUP provides a means for developing certain uses in a manner in which the specific use will be consistent with the character of the neighborhood; (2) Each SUP application must be evaluated as to its probable effect on the adjacent property and the community welfare and may be approved or denied as the findings indicate appropriate; (3) The city council shall not grant an SUP for a use except upon a finding that the use will: (A) complement or be compatible with the surrounding uses and community facilities; (B) contribute to, enhance, or promote the welfare of the area of request and adjacent properties; (C) not be detrimental to the public health, safety, or general welfare; and (D) conform in all other respects to all applicable zoning regulations and standards. The applicant’s request is consistent with and complement the industrial related uses in the area. In fact, there is another metal salvage facility located directly to the south of the petitioned site. Parking:

Pursuant to the Dallas Development Code, off-street and loading required parking must be provided in accordance with Division 51A-4.200 for the specific off-street parking and loading requirements for each use. The Development Code allows parking for a metal

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salvage facility use to be established in the SUP, otherwise, a minimum of five parking spaces must be provided. The site provides eight off-street parking spaces. Landscaping: No landscaping is required as the applicant is not proposing any new construction on the site.

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List of Partners

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1. USE: The only use authorized by this specific use permit is a metal salvage facility. 2. SITE PLAN: Use and development of the Property must comply with the attached site

plan. 3. TIME LIMIT: This specific use permit expires on September 13, 2020 (ten years). 4. INGRESS-EGRESS: Ingress and egress must be provided in the location shown on

the attached site plan. No other ingress or egress is permitted. 5. PARKING: A minimum of five off-street parking spaces are required. 6. SCREENING: A minimum nine-foot-high solid screening fence must be maintained

along the boundary of the Property, as shown on the attached site plan. 7. MAINTENANCE: The Property must be properly maintained in a state of good repair

and neat appearance. 8. GENERAL REQUIREMENTS: Use of the Property must comply with all federal and

state laws and regulations, and with all ordinances, rules, and regulations of the City of Dallas.

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Existing Site Plan

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Concrete batch plant

Concrete or asphalt crushing

Undeveloped

Industrial/ Warehouse

Industrial & outside storage

Warehouse

Metal Salvage facility

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4

3

2

1

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05/04/2020


Z190-252



1 1891 RYAN RD DALLAS TUBE LLC

2 10850 LUNA RD LUNA VANOD B TRUST PART M

3 1865 RYAN RD WEST SHIELD PARTNERS LLC

4 10848 LUNA RD WEST SHIELD PARTNERS LLC

5 10848 LUNA RD WEST SHIELD PARTNERS LLC

6 10850 LUNA RD ALMC RECYCLING VENTURES LLC

7 2300 AL LIPSCOMB WAY BNSF RAILWAY

8 10737 SPANGLER RD RODRIGUEZ MARIO ALBERTO &

9 10801 SPANGLER RD FLORIDA SPANGLER LLC

10 1860 RYAN RD RYAN STREET DEVELOPERS LLC

11 1840 RYAN RD SHMAISANI FAMILY LIVING TRUST THE

12 1880 RYAN RD ARCADIAN PROPERTIES &

13 1839 RYAN RD 1839 RYAN RD LLC SERIES OF

14 10808 LUNA RD SHMAISANI ISSAM AL

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Planner: Carlos A. Talison Sr., J.D. FILE NUMBER: Z190-226(CT) DATE FILED: March 6, 2020 LOCATION: East line of North Beckley Avenue, south of West Commerce Street COUNCIL DISTRICT: 6 MAPSCO: 44 R SIZE OF REQUEST: +/- 2.02 Acres CENSUS TRACT: 43.00

REPRESENTATIVE: Rob Baldwin, Baldwin Associates OWNER/APPLICANT: Mill Creek Residential REQUEST: An application for a Planned Development District for MU-2

Mixed Use District uses on property zoned an IR Industrial Research District.

SUMMARY: The purpose of the request is to develop the site with a

multifamily development to include 280 units with proposed future multifamily and retail development. Conditions of the PD include the parking reductions, legacy building designation, and minimum retail space requirement.

STAFF RECOMMENDATION: Approval, subject to a development plan and

conditions. PRIOR CPC ACTION: On August 20, 2020, this item was held under

advisement to September 17, 2020. On July 23, 2020, this item was held under advisement to August 20, 2020.

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• The approximately 2.02-acre request site is currently consisting of three parcels, currently developed with vehicle engine repair or maintenance, vehicle display, sales or service, and office uses.

• The request site is located within an IR Industrial Research District which does not allow multifamily uses on the property.

• The applicant proposes a Planned Development District for MU-2 Mixed Use District uses and standards, with modified development standards for allowed uses, setbacks, parking and landscaping. The applicant is intending to develop the site with multifamily and retail/personal service uses.

Zoning History: There have been no zoning cases requested in the area in the past five years. Thoroughfares/Streets:


North Beckley Avenue Minor Arterial 100 feet

Traffic: The Engineering Division of the Sustainable Development and Construction Department

reviewed the request and the Traffic Impact Analysis submitted with the application and

determined that the proposed development is not foreseen to cause a significant impact

to the adjacent roadways.

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Comprehensive Plan: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies that can serve as a framework for assisting in evaluating the applicant’s request. The applicant’s request is consistent with the following goals and policies of the comprehensive plan. Land Use Element

GOAL 1.1 ALIGN LAND USE STRATEGIES WITH ECONOMIC DEVELOPMENT PRIORITIES Policy 1.1.2 Focus on Southern Sector development opportunities.

GOAL 1.3 PROVIDE EQUITABLE OPPORTUNITIES FOR DALLAS RESIDENTS Policy 1.3.1 Create housing opportunities throughout Dallas

Urban Design Element

GOAL 5.1 PROMOTE A SENSE OF PLACE, SAFETY AND WALKABILITY Policy 5.1.3 Encourage complementary building height, scale, design and character GOAL 5.2 STRENGTHEN COMMUNITY AND NEIGHBORHOOD IDENTITY. Policy 5.2.1 Maintain neighborhood scale and character.

The Neighborhood Plus Plan was adopted by the City Council in October 2015 to set a new direction and shape new policy for housing and neighborhood revitalization in Dallas. The final chapter, Strategic Goals, delineates six strategic goals to shift our approach, policies and actions to achieve greater equity and prosperity for all Dallas residents, expand the range of housing options, and enhance the quality of neighborhoods. GOAL 6 ENHANCE RENTAL HOUSING OPTIONS

Policy 6.2 Expand affordable housing options and encourage its distribution throughout the city and region.

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STAFF ANALYSIS Surrounding:

Zoning Land Use

Site IR Undeveloped/Vacant

North A(A) IR

Undeveloped Trinity Overlook Park

East IR Trinity River

South IR Industrial Uses

West PD No. 714

Subdistrict 1A Industrial Uses

Land Use Compatibility The approximately 2.02-acre request site consists of three parcels, currently developed with vehicle engine repair or maintenance, vehicle display, sales or service, and office uses per the most recent Certificate of Occupancies for the parcels. The request site has access to North Beckley Avenue and abuts the Trinity River.

The applicant proposes a Planned Development District for mixed uses to include multifamily and retail/personal service uses. Proposed PD conditions include the addition of Legacy Building designation, development plan and landscape plan for a mixed-use development, multifamily uses parking at one parking space per dwelling unit, and office uses to be parked at one parking space per 500 square feet of floor area. The proposed maximum height of the development is 95 feet with a maximum of eight floors. The applicant is seeking Mixed Income Housing Bonuses providing 5% of units in income band 1 (81% to 100% of the Area Median Family Income) to include a maximum of 350 dwellings units, design standards, street frontage and individual entries, and a minimum of 8,000 square feet of open space.

The applicant has two scenarios included within the PD conditions, one to include the mixed use project and a second which would include a legacy building designation for the buildings that are currently on the site to retain the applicant’s building rights for the current buildings.

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Development Standards

Overall, the most significant changes in development rights would include the allowance of residential uses, the increase of the front yard to 15 feet, elimination of setback requirements for side and rear yards, and parking reductions.

Parking:

The applicant’s proposed conditions include a reduction of the required minimum off-

street parking for the multifamily use from one space per bedroom with a minimum of

one parking space per dwelling unit to one parking space for every unit. Per the City

Code, Office is parked at 1 parking space per 333 square feet of floor area, proposed

conditions are to park the use at one parking space per 500 square feet of floor area.

Restaurant is proposed to be parked at one parking space per 125 square feet of floor

area which is a reduction from the one per 100 square feet of floor area outlines in the

Dallas City Code.

Staff is not able to support the mixed use shared parking reduction proposed by the

applicant. Based on staff’s research, a mix of office and residential should not exceed

30%; likewise, a mix of retail and residential should not exceed more than 16%. Staff

recommends a MUD chart.

Landscaping:

At the time of development for a mixed use project, landscape will be provided per the landscape plan. Per the City Arborist, although the landscape plan is significantly deviating from Article X, a general landscape plan is suitable for the development.

District

Setbacks Height (max)

Lot Coverage (max)

Lot area for residential use (sq.f.)

Front (min)

Side (min)

Rear (min)

Existing: IR

15’

30’ adjacent to

residential OTHER: No Min.

30’ adjacent to residential OTHER: No Min.

200’ 15 stories

80% N/A

Proposed PD

15’ No min

95’ 160’ with Housing Bonuses

MU-2(A) MU-2(A)

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Market Value Analysis (MVA), is a tool to aid residents and policymakers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. While the subject site is uncategorized, there are properties to the east are located within Category “D.”


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LIST OF PARTNERS

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PROPOSED CONDITIONS

ARTICLE .

PD .

SEC. 51P- .101. LEGISLATIVE HISTORY. PD was established by Ordinance No. , passed by the Dallas City Council on . SEC. 51P- .102. PROPERTY LOCATION AND SIZE. PD is established on property bounded by Commerce Street and North Beckley Avenue. The size of PD is approximately 2.02 acres. SEC. 51P- .103. DEFINITIONS AND INTERPRETATIONS. (a) Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this article. (b) Unless otherwise stated, all references to articles, divisions, or sections in this article are to articles, divisions, or sections in Chapter 51A. (1) LEGACY BUILDING means a building constructed before 1980. (2) MIXED USE PROJECT means a development without a legacy building with residential uses and a minimum of 4,000 square feet of non-residential uses. (3) TRANSPARENCY means the total area of windows and door openings or other openings, expressed as a percentage of a specified facade area, excluding facade openings for garage entrances and service area access, by street frontage. (c) This district is considered to be a nonresidential zoning district. SEC. 51P- .104. EXHIBITS. The following exhibits are incorporated into this article:

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(1) Exhibit ___A: development plan.

(2) Exhibit ____B: landscape plan.

SEC. 51P- .105. DEVELOPMENT PLAN. (a) For a mixed use project, development and use of the Property must comply with the development plan (Exhibit ___A). If there is a conflict between the text of this article and the development plan, the text of this article controls. (b) For a legacy building project, no development plan is required, and the provisions of Section 51A-4.702 regarding submission of or amendments to a development plan, site plan analysis, conceptual plan, development schedule, and landscape plan do not apply. (c) For all other projects, a development plan must be approved by the city plan commission before the issuance of any building permit to authorize work in this district. If there is a conflict between the text of this article and the development plan, the text of this article controls SEC. 51P- .106. MAIN USES PERMITTED. (a) For a mixed use project, the following main uses are the only uses permitted: (1) Agricultural uses. -- Crop production. (2) Commercial and business service uses. -- Catering service. -- Custom business services. (3) Industrial uses. -- Temporary concrete or asphalt batching plant. [By special

authorization of the building official.] (4) Institutional and community service uses. -- Adult day care facility. -- Child-care facility.

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-- Church. -- Community service center. [SUP] -- Library, art gallery, or museum. (5) Miscellaneous uses. -- Temporary construction or sales office. (6) Office uses. -- Financial institution without drive-in window. -- Medical clinic or ambulatory surgical center. -- Office. [Bail bonds office is prohibited.] (7) Recreation uses. -- Private recreation center, club, or area. -- Public park, playground, or golf course. (8) Residential uses. -- Multifamily. -- Residential hotel. -- Retirement housing. (9) Retail and personal service uses. -- Alcoholic beverage establishments. [See Section 51A-4.210(b)(4). Treat as an MU-2 District.] -- Animal shelter or clinic without outside runs. -- Commercial amusement (inside). [SUP] -- Commercial amusement (outside). [SUP] -- Commercial parking lot or garage. -- Dry cleaning or laundry store. [No on-site dry cleaning.] -- Furniture store. -- General merchandise or food store 3,500 square feet or less. -- General merchandise or food store greater than 3,500 square feet. -- Liquor store. -- Personal service uses. [Massage, piercing, and tattoo salons are prohibited unless part of a beauty salon offering multiple types of services.] -- Restaurant without drive-in or drive-through service. -- Temporary retail use. -- Theater.

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(10) Transportation uses. -- Helistop. [SUP] -- Transit passenger shelter. -- Transit passenger station or transfer center. (11) Utility and public service uses. -- Electrical substation. [SUP] -- Local utilities. -- Police or fire station. -- Post office. -- Radio, television, or microwave tower. [SUP] -- Tower/antenna for cellular communication. [Mounted by right All other types by SUP.] -- Utility or government installation other than listed. [SUP] (12) Wholesale, distribution, and storage uses. -- Recycling drop-off container. [SUP required unless the

requirements of Section 51A-4.213(11.2)(E) are satisfied.] -- Recycling drop-off for special occasion collection. [SUP

required unless the requirements of Section 51A-4.213(11.3)(E) are satisfied.]

(b) For legacy buildings and all other projects, the following main uses are the only uses permitted. (1) Agricultural uses. -- Crop production. (2) Commercial and business service uses. -- Building repair and maintenance shop. [Legacy building only.] -- Catering service. -- Custom business services. -- Custom woodworking, furniture construction, or repair. [Legacy building only.] -- Job or lithographic printing. [Legacy building only.] -- Machine or welding shop. [Legacy building only.] -- Tool or equipment rental. [Legacy building only.] -- Vehicle or engine repair or maintenance. [Legacy building only.] (3) Industrial uses.

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-- Alcoholic beverage manufacturing. [Legacy building only, by SUP.] -- Industrial (inside). [Not potentially incompatible. See Section 51A-4.203(b)(1).] [Legacy building only.] -- Temporary concrete or asphalt batching plant. [By special authorization of the building official.] (4) Institutional and community service uses. -- Child-care facility. -- Church. -- Community service center. [Legacy building only by SUP] -- Library, art gallery, or museum. (5) Miscellaneous uses. -- Temporary construction or sales office. (6) Office uses. -- Financial institution without drive-in window. -- Medical clinic or ambulatory surgical center. -- Office. [Bail bonds office is prohibited.] (7) Recreation uses. -- Private recreation center, club, or area. -- Public park, playground, or golf course. (8) Retail and personal service uses. -- Alcoholic beverage establishments. [SUP] -- Animal shelter or clinic without outside runs. -- Auto service center. [Legacy building only.] -- Commercial amusement (inside). [SUP] -- Commercial parking lot or garage. -- Dry cleaning or laundry store. [No on-site dry cleaning.] -- Furniture store. -- General merchandise or food store 3,500 square feet or less. -- Personal service uses. [Massage, piercing, and tattoo salons are prohibited unless part of a beauty salon offering multiple types of services.] -- Restaurant without drive-in or drive-through service. [RAR] -- Temporary retail use. -- Theater. -- Vehicle display, sales, and service. [Legacy building only.]

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(9) Transportation uses. -- Transit passenger shelter. -- Transit passenger station or transfer center. [By SUP or city council resolution. See Section 51A-4.211.] (10) Utility and public service uses. -- Electrical substation. [SUP] -- Local utilities. [SUP may be required. See Section 51A-4.212(4).] -- Police or fire station. -- Post office. -- Radio, television, or microwave tower. [SUP] -- Tower/antenna for cellular communication. [Mounted by right. All other types by SUP.] (11) Wholesale, distribution, and storage uses. -- Office showroom/warehouse. [Legacy building only.] -- Outside storage. [Legacy building only.] -- Recycling drop-off container. [See Section 51A-4.213(11.2).] -- Recycling drop-off for special occasion collection. [See Section 51A-4.213(11.3).] -- Warehouse. [Legacy building only.] SEC. 51P- .107. ACCESSORY USES. (a) As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some specific accessory uses, however, due to their unique nature, are subject to additional regulations in Section 51A-4.217. For more information regarding accessory uses, consult Section 51A-4.217. SEC. 51P- .108. YARD, LOT, AND SPACE REGULATIONS. (Note: The yard, lot, and space regulations in this section must be read together with the yard, lot, and space regulations in Division 51A-4.400. If there is a conflict between this section and Division 51A-4.400, this section controls.)

(a) In general. (1) For a mixed use project, except as provided in this section, the yard, lot, and space regulations for the MU-2 Mixed Use District apply.

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(2) For all other projects, the yard, lot, and space regulations for the MU-2 Mixed Use District apply except maximum floor area ratio is 1.6. (b) Front yard.

(1) Except as provided, minimum front yard is five feet.

(2) Encroachments for balconies, bay windows, landscape walls up to four feet in height, allowed projections listed in 51A-4.401(a)(1), stairs, stoops, and ramps are allowed in the required front yard and need not be shown on the development plan.

(c) Side and rear yard. No minimum side or rear yard setback. (d) Density. Maximum number of dwelling units is 280. If compliant with SEC. 51P-___-112, the maximum number of dwelling units is 350. (e) Floor area ratio. Maximum non-residential floor area ratio is 1.0. (f) Height. Except as provided, maximum structure height is 95 feet. If compliant with SEC. 51P-___-112, the maximum height is 160 feet and for portions of a building exceeding 95 feet up to a maximum of 160 feet, maximum floor plate is 35,000 square feet. (g) Lot coverage. Maximum lot coverage is 80 percent. Aboveground parking structures are included in lot coverage calculations; surface parking lots and underground parking structures are not. (h) Lot size. No minimum lot size. (i) Stories. Except as provided, maximum number of stories above grade is eight. If compliant with SEC. 51P-___-112, the maximum stories is 14 and portions of a building exceeding eight stories up to a maximum of 14 stories, maximum floor plate is 35,000 square feet. SEC. 51P- .109. OFF-STREET PARKING AND LOADING. (a) In general. Except as provided in this section, consult the use regulations in Division 51A-4.200 for the specific off-street parking and loading requirements for each use. (b) Multifamily. (1) For a mixed use project, minimum one space per bedroom with a maximum of two spaces per unit.

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(2) Private parking may be tandem (one parking space in front of another parking space); guest parking may not be tandem. (c) Office. For a mixed use project, one space per 500 square feet of floor area. (d) Restaurant. For a mixed use project, one space per 125 square feet of floor area. Any outdoor dining area, whether or not covered, counts as floor area for calculation of the parking requirement. For purposes of this provision, “outdoor dining area” means a rectangular area that includes all outdoor tables, chairs, and wait-stations. (e) Fee for parking. A non-residential use may charge a fee for parking. SEC. 51P- .110. ENVIRONMENTAL PERFORMANCE STANDARDS. See Article VI. SEC. 51P- .111. LANDSCAPING. (a) For a mixed use project, landscaping must be provided as shown on the landscape plan (Exhibit _____). If there is a conflict between the text of this article and the landscape plan, the text of this article controls. (b) For all other projects, landscaping must be provided in accordance with Article X. (c) Street trees must have a minimum caliper of three inches and must have a minimum height of eight feet when planted (c) Minimum sidewalk width along North Beckley Avenue is 10 feet. Minimum sidewalk along the North Beckley Slip Street is five feet. (d) Plant materials must be maintained in a healthy, growing condition. SEC. 51P- .112. DEVELOPMENT BONUSES FOR MIXED INCOME HOUSING. (a) In general.

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(1) This article qualifies for the development bonuses for a mixed use project identified in the Parking section of this Article if a minimum of five percent of the total number of units are provided at 81 percent to 100 percent on area median family income and in compliance with 51A-4.1100 except as provided. (2) The development bonuses identified in the Yard, lot and space section of this Article applies if five percent of the total number of units are provided at 61 percent to 80 percent area median family income (for a total of 10 percent of the total number of units of the income bands listed in paragraphs (1) and (2))

(b) Design standards. Compliance with 51A-4.1107 is not required. (c) Building materials. Exterior building materials should be high quality and

durable. The following building material regulations apply if compliant with 51A-4.1100. (1) Glass. (A) Allowed. Glass is allowed. (B) Prohibited. The reflectance of glass used on the first two stories may not exceed 15 percent. The reflectance of glass used on stories above the first two stories may not exceed 27 percent. As used in this provision, “reflectance” is the percentage of available light energy reflected away from the exterior surface of the glass. The higher the reflectance percentage, the more mirror-like the surface will appear. (2) Masonry. (A) Allowed. (i) Brick. (ii) Cement-based siding or panels. (iii) Finished concrete masonry units such as split-faced concrete masonry units. (iv) Tilt architectural pre-cast concrete with an applied masonry finish. (v) Corten steel (B) Prohibited. (i) Simulated brick.

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(ii) Unfinished concrete masonry units. (3) Unfinished ferrous Metal or galvanized metal. (A) Allowed. (i) General. Except as provided in this paragraph, no more than 20 percent of a street-facing facade may be flat or corrugated metal panels. Passage doors and overhead doors do not count towards the calculation of flat or corrugated metal panels. (B) Prohibited. (i) Aluminum siding. (ii) Reflective metal panels. (4) Plastic. (A) Allowed. Fiberglass. (B) Prohibited. Plastic, including plastic siding and vinyl siding. (5) Stone. (A) Allowed. (i) Cast stone. (ii) Materials that simulate natural stone. (iii) Natural stone. (B) Prohibited. Painted stone. (6) Stucco. (A) Allowed. Stucco. Miscellaneous foam trim sections are permissible as base material to be covered in stucco. (B) Prohibited.

(i) Simulated stucco.

(ii) Exterior insulated finish systems (EIFS).

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(7) Tile. Terra cotta and tile are allowed. (8) Wood. (A) Allowed. (i) Natural wood. (ii) No more than 20 percent of a street-facing facade may be shake shingles or plywood. (B) Prohibited. Flakeboard. SEC. 51P- .113. DESIGN STANDARDS. (a) Applicability. For a mixed use project, the following design standards apply. (1) Above-grade parking structures. (A) That portion of the ground-level floor facing the street of any multi-floor parking facility must have an active use other than parking for a minimum of 80 percent of the cumulative length of the street-facing facade. (B) Parking structures with openings facing the street must have solid screening walls, or similar screening materials to screen headlights, of a minimum height of 42 inches. (2) Surface parking location. Surface parking is prohibited between the street-facing facade and the property line. For the purposes of this paragraph, surface parking means at grade parking not within or under a structure. (3) Screening of off-street loading spaces and service areas. Off-street loading and service areas visible from the street must be screened. Screening must be at least six feet in height measured from the horizontal plane passing through the nearest point of the off-street loading space and may be provided by using any of the methods described in Section 51A-4.602(b)(3). Garbage storage areas must be screened in accordance with Section 51A-4.602(b)(6), except that screening around service areas for trash collection must be screened by a masonry wall with a solid gate. (4) Street facing facades. (A) Frontages. All street-fronting facades must have at least one window and at least one common primary entrance facing the street. The entrance must access the street or open space with an improved path connecting to the sidewalk.

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(B) Individual entries. Except as provided in this paragraph, all street-level dwelling units adjacent to a street in each building must have individual entries that access the street with an improved path connecting to the sidewalk. EXCEPTION. This paragraph does not apply to retirement housing. (C) Facades. (i) Street-facing facades on a single development tract must have similar architectural design. Street-facing facades exceeding 30 feet in length must have two of the following elements. Street-facing facade exceeding 100 feet in length must have four of the following elements. (AA) Change in plane, such as an offset, reveal, recess, or projection. Changes in plane must have a width of no less than 24 inches and a depth of at least eight inches and may include columns, planters, arches, and niches. (BB) Architectural details such as raised bands and cornices. (CC) Architecturally prominent public entrance. (DD) Attached tower or turret. (EE) Awnings. (FF) Change in color. (GG) Change in material. (HH) Change in texture. (ii) The street-facing facades of all buildings other than accessory buildings must be visually divided into a base, a middle, and a top. The base must be at least two feet above grade and distinguished from the middle by a change of materials, horizontal banding, change of color, or change of plane. The top must be distinguished from the middle by cornice treatments, roof overhangs with brackets, stepped parapets, corbeling, textured materials, change in window patterning, change in balcony expression, or differently colored materials. Color bands are not acceptable as the only treatment for the top. (iii) The ground level, street-facing facade must provide a minimum of 30 percent transparency. (5) Lighting.

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(A) Special lighting requirement. Exterior lighting sources, if used, must be oriented down and onto the property they light and generally away from adjacent residential properties. (B) Pedestrian scale lighting. For a development greater than 20,000 square feet of floor area, pedestrian scale lighting that provides a minimum maintained average illumination level of 1.5 foot candles must be provided along public sidewalks and adjacent to public streets. The design and placement of both the standards and fixtures must be approved by the director of transportation. Unless otherwise provided, the property owner is responsible for the cost of installation, operation, and maintenance of the lighting. (6) Open space. A minimum of 8,000 square feet of open space must be provided. for activity such as active or passive recreation, playground activity, groundwater recharge, or landscaping. (A) No structures except for architectural elements; playground equipment; structures that are not fully enclosed such as colonnades, pergolas, and gazebos; and ordinary projections of window sills, bay windows, belt courses, cornices, eaves, and other architectural features are allowed; otherwise, open space must be open to the sky. (B) Open space may contain primarily grass, vegetation, or open water; be primarily used as a ground-water recharge area; or contain pedestrian amenities such as fountains, benches, paths, or shade structures. (C) Open space may also be provided at or below grade or aboveground by an outside roof deck, rooftop garden, playground area, pool area, patio, or similar type of outside common area. (D) Private balconies, sidewalks, parking spaces, parking lots, drive aisles, and areas primarily intended for vehicular use are not considered open space and do not count towards the open space requirement. (E) Operation or parking of vehicles within on-site open space is prohibited. Emergency and grounds maintenance vehicles are exempt. (F) Open spaces must be properly maintained in a state of good repair and neat appearance, and plant materials must be maintained in a healthy, growing condition. (7) Pedestrian amenities. The following pedestrian amenities are required along the North Beckley Avenue frontage. (A) Two benches.

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(B) Two trash cans. (C) Bicycle rack for at least five bicycles. This bicycle rack may count towards the minimum bicycle parking requirements. SEC. 51P- .113. SIGNS. Signs must comply with the provisions for business zoning districts in Article VII. SEC. 51P- .114. ADDITIONAL PROVISIONS. (a) The Property must be properly maintained in a state of good repair and neat appearance. (b) Development and use of the Property must comply with all federal and state laws and regulations, and with all ordinances, rules, and regulations of the city. SEC. 51P- .115. COMPLIANCE WITH CONDITIONS. (a) All paved areas, permanent drives, streets, and drainage structures, if any, must be constructed in accordance with standard city specifications, and completed to the satisfaction of the city.

(a) The building official shall not issue a building permit to authorize work, or a certificate of occupancy to authorize the operation of a use, until there has been full compliance with this article, the Dallas Development Code, the construction codes, and all other ordinances, rules, and regulations of the city.

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Industrial Uses

Trinity River

MF-2(A)

Industrial Uses

PD 595

(NC)

Trinity Overlook Park

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03/27/2020


Z190-226



1 2330 N BECKLEY AVE ELLIS WILLIAM GENE

2 2332 N BECKLEY AVE RSDC LLC &

3 2326 N BECKLEY AVE DEARING B DAVID

4 251 ROCK ISLAND ST CITY & COUNTY LEVEE

5 2324 N BECKLEY AVE DIMOCK BRIAN AKIN

6 2306 N BECKLEY AVE 2306 N BECKLEY LLC

7 2310 N BECKLEY AVE 2306 N BECKLEY LLC

8 2222 N BECKLEY AVE MARTINEZ JOSE M

9 2300 BEATRICE ST TURBYFILL JOHN RUFUS III

10 2307 N BECKLEY AVE WSP BECKLEY LLC

11 131 YORKTOWN ST DP YORKTOWN 131 LLC

12 2323 N BECKLEY AVE STOUT SHARI L

13 2319 N BECKLEY AVE DAVID MASSEY HOLDINGS LLC

14 208 WINK ST COOPER DEWAYNE

15 2343 BEATRICE ST COOPER L DEWAYNE

16 2327 BEATRICE ST QUIRL FAMILY FIRST LTD PS

17 2318 BEATRICE ST 2318 BEATRICE LLC

18 120 W COMMERCE ST WEST COMMERCE INVESTMENTS LLC

19 2320 N BECKLEY AVE M PLUS M STRATEGIES INC

20 2343 N BECKLEY AVE BLANKS INVESTMENT

21 2343 N BECKLEY AVE BLANKS INVESTMENTS

22 2439 BEATRICE ST WEST COMMERCE INVESTMENTS LLC

23 2415 BEATRICE ST WEST COMMERCE INVESTMENTS LLC

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CITY PLAN COMMISSION THURSDAY, SEPTEMBER 17, 2020 Planner: Carlos A. Talison Sr., J.D. FILE NUMBER: Z190-278(CT) DATE FILED: November 12, 2019 LOCATION: South corner of South Malcolm X Boulevard and Louise Avenue COUNCIL DISTRICT: 7 MAPSCO: 46 N SIZE OF REQUEST: Approx. 0.48 acres. CENSUS TRACT: 204.00 REPRESENTATIVE: Scott Zink APPLICANT/OWNER: City Square REQUEST: An application for a MU-2 Mixed Use District on property

zoned an IM Industrial Manufacturing District. SUMMARY: The purpose of this request is to allow for the construction of

a 19-unit multifamily development on the site. STAFF RECOMMENDATION: Approval. PRIOR CPC ACTION: On September 3, 2020, the City Plan Commission held

this item under advisement until September 17, 2020.

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• The area of request is zoned an IM Industrial Manufacturing District and is currently undeveloped.

• The applicant proposes to construct a 19-unit multifamily development.

Zoning History: There have been two zoning change for the area of request in the past five years.

1. Z167-189 On May 14, 2017, City Council approved an application for a MU-2

Mixed Uses District on property zoned an IM Industrial Manufacturing District on

property located on the east corner of Dawson Street and Jeffries Street.

2. Z190-197 On June 24, 2020, City Council approved an application for the

expansion of Planned Development District No. 346 located on the north and west

corners of Hickory and Jeffries Streets.



South Malcolm X Boulevard Community Collector 60 feet

Louise Avenue Local 50 feet

Traffic:

The Engineering Division of the Sustainable Development and Construction Department has reviewed the request and determined that it will not significantly impact the surrounding roadway system.

STAFF ANALYSIS: Comprehensive Plan: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request. The request complies with the following land use goals and policies of the Comprehensive Plan:

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ECONOMIC ELEMENT GOAL 2.1 PROMOTE BALANCED GROWTH

Policy 2.1.1 Ensure that zoning is flexible enough to respond to changing economic conditions.

URBAN DESIGN GOAL 5.3 ESTABLISH WALK-TO CONVENIENCE

Policy 5.3.1 Encourage a balance of land uses within walking distance of each other.

Land Use:

Zoning Land Use

Site IM Industrial Manufacturing District Undeveloped

North Planned Development District No. 841 Community Center

East IM Industrial Manufacturing District MU-1 Mixed Use District

Multifamily

South IM Industrial Manufacturing District Industrial Uses

West IM Industrial Manufacturing District Planned Development District No. 346

Single Family

Undeveloped

Land Use Compatibility: The site is zoned an IM Industrial Manufacturing District and is currently undeveloped. The property located to the north of the area of request, across South Malcom X Boulevard is zoned Planned Development District No. 841 and is developed with a community service center. East of the site across Louise Avenue is an MU-1 Mixed Use District which is developed with a multifamily development. To the immediate south there are several industrial uses and west across South Malcolm X Boulevard are single family dwellings. The applicant’s request for an MU-2 District will allow for the construction of a the proposed 19-unit multifamily development with an office to serve the multifamily use. The subject site is a compatible use with the multifamily development across Louise Avenue and the community service center use across South Malcolm X Boulevard, both sites are owned by the same entity. Planned Development District No. 841 offers a very limited number of allowable uses [industrial (inside) for light manufacturing, community service

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center, office medical office, medical clinic or ambulatory surgical center, general merchandise or food store 3,500 square feet or less, general merchandise or food store greater than 3,500 square feet, local utilities, and warehouse] and is geared toward continuing to serve residents of the existing MU-1 community and the proposed MU-2 development on the subject site. An MU-2 District near the northeast edge of the current IM District leading into the Deep Ellum and Downtown areas of the city can provide much-needed transitional housing for people experiencing homelessness, and this expansion of the residential helps to continue this work. Additionally, IM, our most intense zoning district, is increasingly inappropriate for property so close to Downtown. Development Standards:

DISTRICT SETBACKS

Density Height Lot

Coverage

Special

Standards PRIMARY Uses

Front Side/Rear

IM Industrial

Manufacturing – existing

15 adj to expy and

thoroughfares

0’ in all others

30’ adjacent

to residenti

al OTHER: No Min.

2.0 FAR overall 0.75

office/retail 0.5 retail

110’ 80% Proximity

Slope Visual

Heavy Industrial Manufacturing

MU-2 Mixed Use District

– proposed 15’

20’ adjacent

to residenti

al OTHER: No Min.

1.6 FAR base 2.0 FAR

maximum + bonus for residential

135’ 10

stories 180’ 14

stories with retail

80%

Proximity Slope U-form setback Tower

spacing Visual

Intrusion

Office, retail & personal service,

lodging, residential

Parking:

Pursuant to the Dallas Development Code, off-street and loading required parking must be provided in accordance with Division 51A-4.200 for the specific off-street parking and loading requirements for each use. A multifamily development is required to have one space per bedroom with a minimum of one space per dwelling unit. An additional one-quarter space per dwelling unit must be provided for guest parking if required parking is restricted to resident parking. The applicant is proposing 19 one-bedroom dwelling units which would require 5 additional parking spaces should required parking be restricted to resident parking. Landscaping: Landscaping is required per Article X of the Dallas Development Code.

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Market Value Analysis Market Value Analysis (MVA), is a tool to aid residents and policy-makers in understanding the elements of their local residential real estate markets. It is an objective, data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. The area of request Site is within an “E” MVA Category; and south, east, and northeast of the request site.


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List of Officers

City Square Housing Officers: Chad Backer – Executive Director Tom Milner – Chief Financial Officer Board of Directors: Larry James – Chairman of the Board John Greenan – Board Secretary Larry Hamilton – Board Member

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Community Service Center

Industrial

Multifamily Single Family

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1

2

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08/18/2020


Z190-278



1 2800 DAWSON ST CITY SQUARE

2 1705 S MALCOLM X BLVD CITY SQUARE

3 1709 S MALCOLM X BLVD CITY SQUARE

4 1806 S MALCOLM X BLVD SHELTER MINISTRIES OF DALLAS

5 2808 DAWSON ST RAMIREZ HERMAN

6 2812 DAWSON ST GARCIA FRED

7 2804 DAWSON ST RODRIGUEZ PHILLIP LIFE ESTATE

8 1702 ORLEANS ST OM TRADING INC

9 2723 DAWSON ST JONES BERNICE

10 2717 DAWSON ST PEREZ BLAS & ASUNCION

11 2713 DAWSON ST LARA FRANCISCO FLORES

12 2633 DAWSON ST ORCHARD JAMES W III

13 1610 S MALCOLM X BLVD CDM CENTER OF HOPE INC

14 1625 S MALCOLM X BLVD CENTRAL DALLAS COMMUNITY DEV CORP

15 2705 LOUISE AVE COTTAGES AT HICKORY CROSSING LLC

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Planner: Andreea Udrea, PhD, AICP FILE NUMBER: Z190-215(AU) DATE FILED: February 28, 2020 LOCATION: East corner of South Belt Line Road and Seagoville Road COUNCIL DISTRICT: 8 MAPSCO: 70 E, F, J, K SIZE OF REQUEST: ± 10.7 Ac CENSUS TRACT: 170.04

REPRESENTATIVE: Rob Baldwin, Baldwin Associates APPLICANT: LDG Development OWNER: Big Score Investors LLC REQUEST: An application for a Planned Development District for

multifamily uses on property zoned a CR Community Retail District with a D-1 Liquor Control Overlay and an R-10(A) Single Family District.

SUMMARY: The applicant is proposing to develop the site with a multifamily

use with approximately 216 dwelling units. The proposed planned development district generally defaults to MF-2(A) District regulations but includes different landscaping and design standards for multifamily uses. The D-1 Liquor Control Overlay will be retained.

STAFF RECOMMENDATION: Denial.

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BACKGROUND INFORMATION

• The request site possesses two zoning districts. The western portion, facing Seagoville Road is 2.5 acres and is zoned a CR Community Retail District with a D-1 Liquor Control Overlay. The remaining eastern portion is 8.2 acres and is zoned an R-10(A) Single Family District.

• The applicant is proposing to develop the site with a multifamily use with approximately 216 dwelling units. The proposed planned development district generally defaults to MF-2(A) District regulations but includes different landscaping and design standards for multifamily uses. The D-1 Liquor Control Overlay will be retained.

• In a “D-1” liquor control overlay district, a person shall not sell or serve alcoholic beverages, or setups for alcoholic beverages, for consumption on or off the premises, unless the sale or service is part of the operation of a use for which a specific use permit has been granted by the city council.

Zoning History There have been four zoning requests in the surrounding area in the past five years: 1. Z178-109: On January 25, 2018, an automatic renewal of Specific Use Permit

No.1838 for the sale of alcoholic beverages in conjunction with a general merchandise or food store 3,500 square feet or less, was approved for a five-year period, on property zoned a CR-D-1 Commercial Retail District with a D-1 Liquor Control Overlay, located on the south line of Seagoville Road, southwest of Belt Line Road.

2. Z190-191: On June 24, 2020, the City Council approved a CR Community Retail

District with volunteered deed restrictions [Z190-191] on property zoned an R-10(A) Single Family District, located on the northwest line of Seagoville Road, northeast of Belt Line Road.

3. Z190-220: On September 9, 2020, the City Council approved Specific Use

Permit No. 2393 for the sale of alcoholic beverages in conjunction with a general merchandise or food store 3,500 square feet or less, on property zoned a CR-D-1 Commercial Retail District with a D-1 Liquor Control Overlay, located on the west corner of South Belt Line Road and Seagoville Road.

4. Z190-221: On September 9, 2020, the City Council approved Specific Use

Permit No. 2393 for the sale of alcoholic beverages in conjunction with a general merchandise or food store 3,500 square feet or less, on property zoned a CR-D-1 Commercial Retail District with a D-1

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Liquor Control Overlay, located on the north corner of South Belt Line Road and Seagoville Road.

Thoroughfares/Streets

Thoroughfare/Street Type Existing / Proposed ROW

South Belt Line Road Principal Arterial 107 feet

Seagoville Road Minor Arterial 80 feet

Traffic The applicant submitted a traffic impact analysis (TIA), dated February 25, 2020, to assess the proposed development. The analysis is for an expected 204 dwelling units. The following are excerpts from the submitted traffic impact analysis: To assist in developing a predicted annual growth rate for the analysis of future traffic volumes, the collected traffic volumes along with proposed developments in the vicinity of the site were reviewed. The assumed trip origin and destination of peak hour site traffic to and from the development were based on site location along major routes. Below are the general orientation assumptions: · Multi-Family Development

• 45 percent to/from the southwest along South Belt Line Road

• 40 percent to/from the northwest along Seagoville Road

• 10 percent to/from the northeast along South Belt Line Road

• 5 percent to/from the southeast along Seagoville Road For the existing conditions, South Belt Line Road at Seagoville Road operates at LOS F for the PM peak hour and South Belt Line Road at Lawson Road operates at a LOS F for both peak hours. To analyze the impacts of the proposed site, the existing traffic was grown using the 5 percent growth rate to estimate the traffic volume just before the opening of the proposed development. The traffic control for the intersections of South Belt Line Road at Seagoville Road and South Belt Line Road at Lawson Road was assumed to be constructed and upgraded to traffic signal control. The intersection volumes were analyzed within SYNCHRO. Just before the opening of the first phase of the development, all the existing intersections are anticipated to operate at LOS C, or better, during both the AM and PM peaks. Results of the traffic analysis for the proposed development indicate that all of the existing and proposed intersections are expected to operate at LOS C or better after full build-out

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through the horizon year 2027. To improve operations along the roadway network and prevent future issues Dunaway included the following improvements:

• Change the traffic control to a signal-controlled intersection for the intersection of South Belt Line Road and Seagoville Road (Already Planned Improvement).

• Change the traffic control to a signal-controlled intersection for the intersection of South Belt Line Road at Lawson Road and realigned Lawson Road (Already Planned Improvement).

While the proposed development adds to the increase in delay for the intersections along South Belt Line Road, the existing traffic conditions are the main attribute for the unacceptable LOS. Traffic signal warrant studies have already been performed for the two existing intersections and both signals at the intersections are recommended. Based on the V/C ratio for South Belt Line and Seagoville Roads, no capacity improvements are required. Based on the traffic volume and the anticipated operations no left turn lanes or right turn lanes improvements are recommended at the proposed driveways. It is the TIA’s recommendation to permit the proposed roadway connections and improvements along South Belt Line Road and Seagoville Road as described. The Engineering Division of Sustainable Development and Construction reviewed the traffic study dated February 25, 2020. Engineering has no objection to the proposed development subject to compliance with all city standards. For example, if a control gate is used to restrict vehicular access at any proposed driveway, a minimum distance should be provided to accommodate the queuing of at least two vehicles with an opening internal to the site for turnaround maneuvering. The development will be required to construct a left turn lane on the existing median opening on South Belt Line Road to provide full access into the site. Engineering staff will continue their review of the development at permitting including sidewalks and pedestrian amenities at the corner of Seagoville and Belt Line Road as well as coordination with the scheduled installation of a traffic signal at this intersection. STAFF ANALYSIS Comprehensive Plan The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies which can serve as a framework for assisting in evaluating the applicant’s request. The applicant’s request is not consistent with the following goals and policies of the comprehensive plan. ECONOMIC ELEMENT

GOAL 2.5 FOSTER A CITY OF GREAT NEIGHBORHOODS Policy 2.5.2 Ensure that existing and future residential areas are appropriately linked in order to enhance economic development and urban design benefits.

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Area Plans The East Kleberg Land Use Plan was adopted by the City Council in May 2003. In 2002 the Dallas City Council directed staff to determine proper zoning of the East Kleberg area based on a review of existing land uses. At that time, about 55 percent of the land area was vacant or zoned as agricultural, about 24 percent had manufactured home sub-divisions, and about 11 had single-family homes. The Needs Assessment process identified strengths, weaknesses, desires, threats and opportunities. Land Use and Zoning was considered the highest priority to guide development and inform policy decisions. Other issues such as water, wastewater, infrastructure, transportation, crime prevention and public safety, code compliance, economic development and housing all merited a series of policy statements which are incorporated into the plan. The East Kleberg advocates for a gradual transition from manufactured home subdivisions to more single family residential in the "R-7.5 (A)" zoning to help diversify housing options and to improve community character and stability. The East Kleberg Steering Committee drafted the following vision statement to express the community's preferable outcome regarding growth and resiliency; to "promote a strong rural atmosphere, and yet allow for future growth to develop with sensitivity to amenities and infrastructure of an urban environment". The request site is located within Subarea 2 of the Plan. The recommendations for this subarea include the retention of the R-10(A) residential zoning classifications and the consideration of areas along Belt Line Road to be rezoned into NS(A) Neighborhood Service District. The applicant’s request is not consistent with the Plan’s recommendations.

The Neighborhood Plus Plan was adopted by the City Council in October 2015 to set a new direction and shape new policy for housing and neighborhood revitalization in Dallas. The final chapter, Strategic Goals, delineates six strategic goals to shift our approach, policies and actions to achieve greater equity and prosperity for all Dallas residents, expand the range of housing options, and enhance the quality of neighborhoods. GOAL 5 EXPAND HOMEOWNERSHIP

Policy 5.1 Encourage a wider range of well-designed and affordable housing types as a response to emerging homeownership preferences.

While the applicant’s proposal is for additional housing, the proposed housing type and the location of the request site, are not aligned with the vision and goals of both the comprehensive plan and area plans.

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Surrounding Land Uses

Zoning Land Use

Site CR-D-1 and R-10(A) Farm

North

Northeast

East

R-10(A), CR-D-1 Single family, farms

Southeast

South

Southwest

CR-D-1, R-10(A) Auto-related, general merchandise or food store, postal services, undeveloped, office and personal service

West CR-D-1 Gas station with general merchandise or food store

Northwest CR-D-1, DR [Z190-191], R-10(A)

Gas station with general merchandise or food store, restaurant, undeveloped, single-family

Land Use Compatibility The request site possesses two zoning districts. The western portion, facing Seagoville Road is 2.5 acres and zoned a CR Community Retail District with a D-1 Liquor Control Overlay. The remaining eastern portion is 8.2 acres and zoned an R-10(A) Single Family District. The applicant is proposing to develop the site with a multifamily use with approximately 216 dwelling units. The proposed planned development district generally defaults to MF-2(A) District regulations but includes different landscaping and design standards for multifamily uses. The D-1 Liquor Control Overlay will be retained. In a “D-1” liquor control overlay district, a person shall not sell or serve alcoholic beverages, or setups for alcoholic beverages, for consumption on or off the premises, unless the sale or service is part of the operation of a use for which a specific use permit has been granted by the city council. The Development Code specifies that it is a defense to prosecution under Paragraphs (2) and (3) of this section that the alcoholic beverage or setup for alcoholic beverage is served, but not sold, at a private residence for consumption at the residence; a private residence being a permitted residential or lodging use listed in the use regulations. The property is surrounded by large-lot single family uses and farms to the north, and by retail and services to the south.

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The allowable uses comparison between the three zoning districts is as follows:

EXISTING CR

EXISTING R-10-(A)

PROPOSED PD Underlying MF-2(A)

(A) Agricultural uses.

Crop production. Crop production. Crop production.

(B) Commercial and business service uses.

Building repair and maintenance shop. [RAR]

Catering service.

Custom business services.

Electronics service center.

Medical or scientific laboratory. [SUP]

Tool or equipment rental.

(C) Industrial uses.

Gas drilling and production. [SUP]



Temporary concrete or asphalt batching plant. [By special authorization of the building official.]



(D) Institutional and community service uses.

Adult day care facility. Adult day care facility. [SUP]

Adult day care facility. [SUP]

Cemetery or mausoleum. [SUP]



Child-care facility. Child-care facility. [SUP] Child-care facility. [SUP]

Church. Church. Church.

College, university or seminary.

College, university or seminary. [SUP]

College, university or seminary. [SUP]

Community service center. [SUP]



Convalescent and nursing homes, hospice care, and related institutions. [RAR]

Convent or monastery. Convent or monastery. [SUP]

Convent or monastery.

Foster home. [SUP] Foster home.

Hospital. [SUP] Hospital. [SUP]

Library, art gallery, or museum.

Library, art gallery, or museum. [SUP]

Library, art gallery, or museum. [SUP]

Open-enrollment charter school or private school. [SUP]

Public school other than an open-enrollment charter school. [RAR]

Public or private school. [SUP]

Public or private school. [SUP]

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EXISTING CR

EXISTING R-10-(A)


(E) Lodging uses

Hotel and motel. [SUP]

Lodging or boarding house. [SUP]

Lodging or boarding house.

Overnight general purpose shelter. [Sec. 51A-4.205 (2.1)]

(F) Miscellaneous uses.

Attached non-premise sign. [SUP]

Carnival or circus (temporary). [By special authorization of the building official.]



Temporary construction or sales office.



(G) Office uses.

Alternative financial establishment. [SUP]

Financial institution without drive-in window.

Financial institution with drive-in window. [DIR]

Medical clinic or ambulatory surgical center.

Office.

(H) Recreation uses.

Country club with private membership.

Country club with private membership. [RAR]

Country club with private membership. [RAR]

Private recreation center, club, or area.

Private recreation center, club, or area. [SUP]

Private recreation center, club, or area. [SUP]

Public park, playground, or golf course.



(I) Residential uses.

College dormitory, fraternity, or sorority house.

College dormitory, fraternity, or sorority house.

Duplex.

Group residential facility. [Sec. 51A-4.209(3).]

Handicapped group dwelling unit. [Sec. 51A-4.209(3.1).]

Handicapped group dwelling unit. [Sec. 51A-4.209(3.1).]

Multifamily.

Residential hotel.

Retirement housing.

Single family.

Single family.

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EXISTING CR

EXISTING R-10-(A)


(J) Retail and personal service uses.

Alcoholic beverage establishments. [Sec. 51A-4.210 (b)(4).]

Ambulance service. [RAR]

Animal shelter or clinic without outside runs. [RAR]

Auto service center. [RAR]

Business school.

Car wash. [DIR]

Commercial amusement (inside). [SUP may be required. Sec. 51A-4.210(b)(7)(B).]

Commercial amusement (outside). [SUP]

Commercial parking lot or garage. [RAR]

Convenience store with drive-through. [SUP]

Dry cleaning or laundry store.

Furniture store.

General merchandise or food store 3,500 square feet or less.

General merchandise or food store greater than 3,500 square feet.

General merchandise or food store 100,000 square feet or more. [SUP]

Home improvement center, lumber, brick or building materials sales yard. [DIR]

Household equipment and appliance repair.

Liquor store.

Mortuary, funeral home, or commercial wedding chapel.

Motor vehicle fueling station.

Nursery, garden shop, or plant sales.

Paraphernalia shop. [SUP]

Pawn shop.

Personal service uses.





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EXISTING CR

EXISTING R-10-(A)


Restaurant without drive-in or drive-through service. [RAR]

Restaurant with drive-in or drive-through service. [DIR]

Swap or buy shop. [SUP]

Temporary retail use.

Theater.

(K) Transportation uses.

Private street or alley. [SUP]

Transit passenger shelter. Transit passenger shelter. [See Section 51A-4.211.]

Transit passenger shelter.

Transit passenger station or transfer center. [By SUP or city council resolution. Sec. 51A-4.211.]

Transit passenger station or transfer center. [SUP]

Transit passenger station or transfer center. [SUP]

(L) Utility and public service uses.

Commercial radio and television transmitting station.

Electrical substation. Electrical substation. [SUP] Electrical substation. [SUP]

Local utilities. [SUP or RAR may be required. Sec. 51A-4.212(4).]

Local utilities. [SUP or RAR may be required. Sec.51A-4.212(4).]

Local utilities. [SUP or RAR may be required. Sec.51A-4.212(4).]

Police or fire station. Police or fire station. [SUP] Police or fire station. [SUP]

Post office.

Radio, television or microwave tower. [SUP]

Radio, television, or microwave tower. [SUP]

Radio, television, or microwave tower. [SUP]

Tower/antenna for cellular communication. [Sec. 51A-4.212(10.1).]



Utility or government installation other than listed. [SUP]



(M) Wholesale, distribution, and storage uses.

Mini-warehouse. [SUP]

Recycling buy-back center. [Sec. 51A-4.213 (11).]

Recycling collection center. [Sec. 51A-4.213 (11.1).]

Recycling drop-off container. [Sec. 51A-4.213 (11.2).]




























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EXISTING CR

EXISTING R-10-(A)


Recycling drop-off for special occasion collection. [Sec. 51A-4.213 (11.3).]

Recycling drop-off for special occasion collection. [Sec.51A-4.213 (11.3).]

Recycling drop-off for special occasion collection. [Sec. 51A-4.213 (11.3).]

Overall, the most significant change in allowable uses is the overall rezoning of the commercial portion into a residential district, hence the loss of the retail, office, lodging, and commercial uses. As for the rezoning from single family to multifamily district, the most significant change is the additional types of residential that the multifamily district allows; like duplex, multifamily, or retirement housing for example. Development Standards

EXISTING CR

EXISTING R-10(A)

PROPOSED PD (underlaying MF-2(A)

Front yard (min)

15’ 30’ Seagoville Rd: 15’ Belt Line Rd: 30’

Side yard (min)

20’ adjacent to: R, D, TH, CH, MF No min other cases

SF: 6’ Other structures: 10’

SF: no min D: 5’ Other: 10’

Rear yard (min)

SF: 6’ Other structures: 15’

D: 10’ Other: 15’ 10’ when adjacent to: MF, all O, all R, S, C, I, MU, MC

Dwelling unit density (max)

No max No max No max

FAR 0.5 office 0,75 all uses combined

No max No max

Height 54’ RPS

30’ 36’ RPS

Lot coverage 60% 45% for res 25% non-res structures

60% of res 50% for non-res

Lot size No min Min 10,000 sf Min lot area per DU

Number of stories

4 No max No max

Additional provisions

Development impact review Visual intrusion

Electrical service for SF uses

For yard, lot, and space regulations, the applicant’s proposed conditions default to all regulations of MF-2(A) District except for front yard setback that is proposed to be 15 feet on Seagoville Road and 30 feet on Belt Line Road. MF-2(A) requires front yard to be 15 feet. The proposed front yard for Belt Line Road is an increase from MF-2(A) to 30 feet to







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respect the remainder of the blockface of R-10(A) and allow a consistent street view along this street. The proposed development plan indicates 216 dwelling units in a combination of unit types. The MF-2(A) District includes standards for lot size per units’ type. Per staff’s estimate, using the one-bedroom units type as a standard, the site could be developed with up to 467 single-bedroom units. The R-10(A) District requires minimum 10,000-square-foot lots. Per staff’s estimation, the portion of the site under R-10(A) zoning, could be developed with maximum of 36 single family units. Staff did not take into consideration necessary surfaces for driveways and other access points that would lower the number of units. The proposed development is not consistent with the existing low density, single-family, rural character of the surrounding area, at the border of Dallas with City of Mesquite. Staff recognizes the location of the site at the intersection of major thoroughfares, thus having the potential to support a density increase. But the site’s location is at the major entry point into the city from the City of Mesquite, thus the area has more of a transitional character, not an urban one that attracts the neighborhood serving retail, nor does it have the pedestrian-oriented design. No bus or rail transit system is currently serving the area. Dallas Development Code specifies that the areas placed in the R-10(A) District are generally limited in area and are not intended to be subject to major alteration by future amendment except where changed conditions might justify the action or where minor adjustments in the boundary of a district may be appropriate to secure a reasonable development of the land. In assessing this area, staff did not identify any trends for major changes in the area that would justify the rezoning into a denser residential type. Furthermore, the proposed layout with surface parking located along each building, and minimal open space with a large detention pond that cannot be used as recreational open space, does not ensure a design compatibility with the established rural character of the area. The applicant’s proposal does not include design standards and community benefits that are comparable with similar requests for density increase in other parts of the city. Lastly, the area plan recommends this area to remain under R-10(A) zoning and all existing R-10(A) to be preserved. The area plan also recommends the area along Belt Line Road to be rezoned into NS(A) Neighborhood Service District. The applicant does not wish to consider rezoning a portion of the property to NS(A). Based on this assessment, staff is not supporting the rezoning request. However, staff included suggestions for the applicant’s proposed conditions and comments for the proposed exhibits, to give guidance in understanding the level of community serving standards that are typical for this type of proposal.

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Parking

The applicant’s proposed conditions include the parking standards per the development code for all uses. Per the development code, all multifamily uses must be parked at one space per bedroom with a minimum of one space per dwelling unit. An additional one-quarter space per dwelling unit must be provided for guest parking if the required parking is restricted to resident parking only. For a project that includes a minimum of 15 percent mixed income housing units, the applicant’s conditions include a minimum of 1.25 off-street parking spaces per dwelling unit as a bonus in exchange for mixed income housing. This request is the same as the parking reduction per the Dallas Development Code, Section 4.1100, Mixed Income Housing. Per this ratio, the proposed development is required to provide 270 parking spaces. The proposed development plan indicates 361 parking spaces, equivalent to a ratio of 1.67 spaces per unit, exceeding the minimum proposed in the conditions. Staff suggests an increase in open space in lieu of an increase in surface parking from the parking reduction obtained as a bonus in exchange for affordable housing. Affordable housing The applicant is proposing to develop the site with affordable housing as part of a Low Income Housing Tax Credit program (LIHTC). For this purpose, the applicant is requesting the rezoning into a Planned Development District for multifamily uses with MF-2(A) standards. The applicant’s proposed conditions include mixed-income housing as 15 percent of units to be provided at the 80 to 100 AMFI income band. With the proposed conditions, the applicant includes different urban design standards for multifamily as a bonus in exchange of the proposed affordable housing units. The applicant’s proposed urban design standards include the allowance of six-foot high decorative fences in the front yard and the possibility of surface parking lots in the portions between the street-facing façades and the property line and front-yard encroachments. The urban design standards for mixed income housing development bonuses included in the development code include:

• Encroachments in the front yard for street activating amenities;

• Allowances for four-foot-high fences in the front yard, all fences for uses along a street or trail must have a surface area that is a minimum of 50 percent open, allowing visibility between three feet and six feet above grade;

• Allowance of a maximum 15 percent of the total on-site parking as surface parking lot in a side setback;

• Screening of off-street loading spaces and service areas;

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• All street-fronting facades and open-space fronting facades must have at least one window and at least one common primary entrance facing the street or open space at street-level. The entrance must access the street or open space with an improved path connecting to the sidewalk. A transparent surface is required for every 25 linear feet of continuous street-fronting and open-space-fronting façade;

• a minimum of 60 percent of the street-level dwelling units adjacent to a street in each building must have individual entries that access the street with an improved path connecting to the sidewalk. For at-grade open space, a minimum of 60 percent of the open-space fronting dwelling units in each building must have individual entries that access the open space;

• A sidewalk with a minimum average width of six feet must be provided along all street frontages, in an area parallel to and between two feet and 15 feet of the back of the projected street curb;

• Special lighting and pedestrian scale lighting;

• 10 percent of the building site must be reserved as open space for activity such as active or passive recreation, playground activity, groundwater recharge, or landscaping.

The applicant’s proposed conditions contain deviations only for front yard fences and surface parking lots. Otherwise, per the applicant, the proposed development will comply with the code requirements for urban design standards for mixed income housing bonus. Should this case be recommended for approval, staff included suggestions for consideration. Staff’s suggestions include a minimum 20 percent unrestricted open space, with a condition of a minimum one-half acre of contiguous open space, sidewalk of minimum six feet with five-foot parkways between sidewalk and the street, and architectural standards for street-facing façades for each building. Staff’s suggested standards are typical for multifamily development based on planned development districts in other parts of the city and are suitable for areas within surroundings with very low density and rural character. Landscaping The applicant Is proposing a landscape plan. No landscaping conditions are included with

this request. Staff recommends that landscaping conditions be included together with the

proposed landscape plan. The proposed landscape plan is a demonstration of

compliance with Article X, and it includes enhanced street landscape buffers.

Staff suggests Article X landscape regulations if the Commission were to move to

recommend approval.


Market Value Analysis (MVA), is a tool to aid residents and policy-makers in understanding the elements of their local residential real estate markets. It is an objective,


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data-driven tool built on local administrative data and validated with local experts. The analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials and private actors can use the MVA to more precisely target intervention strategies in weak markets and support sustainable growth in stronger markets. The MVA identifies nine market types (A through I) on a spectrum of residential market strength or weakness. As illustrated in the attached MVA map, the colors range from purple representing the strongest markets to orange, representing the weakest markets. The subject site is uncategorized. Adjacent properties surrounding the area of request are within Category F.

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List of Officers Big Score Investors LLC Khalil R. Khalil, President Fazel Rahmani, Vice President Fazel Rahmani Irrevocable 2016 Trust, Member Twin Lakes Petroleum Enterprises, Member Khalil R. Khalil, President LDG Development Chris Dischinger, Co-Principal Mark Lechner, Co-Principal Lisa Becker, Chief Financial Officer Scott Brian, Director of Development Jake Brown, Development Manager Nick Chitwood, Executive Vice President Justin Hartz, Director of Development Zac Linsky, Development Manager

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APPLICANT’S PROPOSED CONDITIONS

ARTICLE .

PD .

SEC. 51P- .101. LEGISLATIVE HISTORY.

PD was established by Ordinance No. , passed by the Dallas City Council on

.

SEC. 51P- .102. PROPERTY LOCATION AND SIZE.

PD is established on property located at the southeast corner of Beltline Road and

Seagoville Road. The size of PD is approximately 10.7 acres.

SEC. 51P- .103. DEFINITIONS AND INTERPRETATIONS.

(a) Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to

this article.



(c) This district is considered to be a residential zoning district.

SEC. 51P- .104. EXHIBITS.

The following exhibits are incorporated into this article:

(1) Exhibit ___A: development plan.

(2) Exhibit ___B: landscape plan.

SEC. 51P- .105. DEVELOPMENT PLAN.

Development and use of the Property must comply with the development plan (Exhibit

___A). If there is a conflict between the text of this article and the development plan, the text of

this article controls.

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SEC. 51P- .106. MAIN USES PERMITTED.

The only main uses permitted are those main uses permitted in the MF-2(A) Multifamily

District, subject to the same conditions applicable in the MF-2(A) Multifamily District, as set out

in Chapter 51A. For example, a use permitted in the MF-2(A) Multifamily District only by specific

use permit (SUP) is permitted in this district only by SUP; a use subject to development impact

review (DIR) in the MF-2(A) Multifamily District is subject to DIR in this district; etc.

SEC. 51P- .107. ACCESSORY USES.

As a general rule, an accessory use is permitted in any district in which the main use is

permitted. Some specific accessory uses, however, due to their unique nature, are subject to

additional regulations in Section 51A-4.217. For more information regarding accessory uses,

consult Section 51A-4.217.

SEC. 51P- .108. YARD, LOT, AND SPACE REGULATIONS.


yard, lot, and space regulations in Division 51A-4.400. If there is a conflict between this section

and Division 51A-4.400, this section controls.)

(a) In general. The yard, lot, and space regulations for the MF-2(A) Multifamily

District apply.

(b) Front yard. Minimum front yard on Seagoville Road is 15 feet. Minimum front

yard on Belt Line Road is 30 feet. See Design Standards for Multifamily Uses for permitted

encroachments.

SEC. 51P- .109. OFF-STREET PARKING AND LOADING.

Consult the use regulations in Division 51A-4.200 for the specific off-street parking and

loading requirements for each use.

SEC. 51P- .110. ENVIRONMENTAL PERFORMANCE STANDARDS.

See Article VI.

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SEC. 51P- .111. LANDSCAPING.

(a) Landscaping must be provided as shown on the landscape plan (Exhibit _____B).

If there is a conflict between the text of this article and the landscape plan, the text of this article

controls.

(b) Plant materials must be maintained in a healthy, growing condition.

Staff note:

Staff recommends adding landscaping conditions to define the landscaping requirements that are

illustrated in the proposed landscape plan or adhere to Article X.

SEC. 51P- .112. SIGNS.

Signs must comply with the provisions for non-business zoning districts in Article VII.

SEC. 51P- .113. DESIGN STANDARDS FOR MULTIFAMILY USES.

(a) Purpose and applicability. This article qualifies for the following development

bonuses if a minimum of 15 percent of the total number of units are provided at Income band 3

and in compliance with 51A-4.1100 except as provided in this section.

(b) Development bonus. A minimum of 1.25 off-street parking spaces per dwelling

unit are required.

(c) Design standards.

Applicant request:

(1) Front yard fences. A maximum six-foot-high fence is allowed in a front

yard. All fencing located in a front yard must be constructed of decorative wrought iron or similar

material that provides at least fifty percent openness. A maximum four-foot-high handrail may be

located on retaining walls in a front yard.

Staff suggestion:

(1) Front yard fences. A maximum six-foot-high fence is allowed in a front

yard. All fencing located in a front yard must be constructed of decorative wrought iron or similar

material that provides at least fifty percent openness. A maximum four-foot-high handrail may be

located on retaining walls in a front yard.

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Applicant request:

(2) Parking locations. Surface parking is permitted between the street-facing

façade and the property line as shown on the development plan and may encroach a maximum of

five feet into a front yard setback and screened with landscaping.

Staff suggestion:

(2) Parking locations. Surface parking is permitted between the street-facing

façade and the property line as shown on the development plan and may encroach a maximum of

five feet into a front yard setback and screened with landscaping.

(2) Parking locations. Surface parking is prohibited between the street-facing

façade and the property line.

Staff suggestion:

Additional urban design provisions:

Unrestricted Public Open Space.

(1) Unrestricted open space must be reserved for active or passive recreation, and

landscaping. A minimum of 20 percent of the building site must be reserved as unrestricted open

space.

(2) An unrestricted open space of minimum half acre must contiguous.

(3) Unrestricted open space must contain a minimum of two of the following elements:

water, playground equipment, fountains, trellises, canopies, walks, pergolas, benches, outdoor

decks and terraces.

(4) Private balconies, parking spaces, parking lots, drive aisles, and areas primarily

intended for vehicular use, except for use by emergency vehicles, are not considered open space

and do not count towards the open space requirement.

Sidewalks:

(1) A minimum unobstructed sidewalk width of six feet must be provided along all public

streets.

(2) Landscape buffers are required for the street frontage and are to be comprised of a

minimum 5-foot landscape buffer utilizing the option of tree grates, trees, raised planters, or a

parkway area, between 18 inches from the back of curb and the sidewalk.

(3) Sidewalks should be level across all driveways. Sidewalks that cross vehicular

driveways must be constructed with a material, pattern, or color that contrasts with the driveway. (4) A minimum of two each of any two of the following pedestrian amenities must be provided on all sidewalks: benches, bicycle racks, trash receptacles.

Architectural elements for street-facing façades for each building: (1) Transparency shall be provided for not less than 20% of the length of the facade. (2) Blank walls longer than 30 feet in length shall not be permitted. (3) Variations in façade color and texture shall be provided.

(4) Variations in façade plane shall be provided, which may include wall recesses and

projections, bays, offsets, reveals.

Z190-215(AU)

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SEC. 51P- .114. ADDITIONAL PROVISIONS.

(a) The Property must be properly maintained in a state of good repair and neat

appearance.


and regulations, and with all ordinances, rules, and regulations of the city.

SEC. 51P- .115. COMPLIANCE WITH CONDITIONS.

(a) All paved areas, permanent drives, streets, and drainage structures, if any, must be

constructed in accordance with standard city specifications, and completed to the satisfaction of

the city.

(b) The building official shall not issue a building permit to authorize work, or a

certificate of occupancy to authorize the operation of a use, until there has been full compliance

with this article, the Dallas Development Code, the construction codes, and all other ordinances,

rules, and regulations of the city.

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APPLICANT’S PROPOSED DEVELOPMENT PLAN

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APPLICANT’S PROPOSED LANDSCAPE PLAN

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APPLICANT’S PROPOSED COLORED LANDSCAPE PLAN (for information purposes only)

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Single family

Farm Single family

Single family

Undeveloped

GMFS

Auto-related

Office, Personal service

Gas station w GMFS

Undeveloped Z190-191

Postal service

Restaurant

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1

4

3

2

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06/19/2020


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1 15251 SEAGOVILLE RD BIG SCORE INVESTORS LLC

2 802 S BELTLINE RD GARCIA JESUS & CLAUDIA E

3 15411 SEAGOVILLE RD QUINTANILLA WILMAR OMAR & CLAUDIA

4 15335 SEAGOVILLE RD CHILDRESS JERIMY J &

5 15329 SEAGOVILLE RD EXCHANGERIGHT NET LEASED

6 15341 SEAGOVILLE RD REED JADE ANNE JOBE

7 15239 SEAGOVILLE RD QUIROZ LUCINO & SERGIO

8 846 S BELTLINE RD QUINTANILLA WILMAR & CLAUDIA

9 846 S BELTLINE RD QUINTANILLA WILMAR OMAR & CLAUDIA P

10 832 S BELTLINE RD CAMPOS ARMANDO & GLORIA

11 814 S BELTLINE RD GLAZE STEPHEN &

12 15400 SEAGOVILLE RD NEXT STOP LLC

13 1000 S BELTLINE RD ALKAM HAMZA

14 15100 SEAGOVILLE RD BOWMAW INC

15 15300 SEAGOVILLE RD MISHCO INC

16 1025 S BELTLINE RD FLOYD CHARLES M

17 1001 S BELTLINE RD FLOYD CHARLES M & BARBARA

18 15130 SEAGOVILLE RD SAI BUSINESS INVESTMENTS LLC

19 15104 SEAGOVILLE RD SCHLEIMER PATSY SUE

20 805 S BELTLINE RD MORALES ROBERTO & MARIA R

21 13410 GREENGROVE LN KJT FLYING PROPERTIES LLC

22 929 S BELTLINE RD TULLOS RUTH JUNE

23 937 S BELTLINE RD AMMOURI ABED &

24 815 S BELTLINE RD GARCIA JESUS & CLAUDIA E

25 925 S BELTLINE RD TULLOS RUTH JUNE EST OF

26 933 S BELTLINE RD RAMIREZ RICARDO RODRIGUEZ &

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27 837 S BELTLINE RD BRUNE MELISSIA MORRIS

28 825 S BELTLINE RD AC2 LLC

29 833 S BELTLINE RD MORRIS MELISSIA

30 843 S BELTLINE RD DELGADO CARLOS S & MARY A

31 15029 SEAGOVILLE RD T W FORD LP

32 15362 SEAGOVILLE RD EXCHANGERIGHT NET LEASED PORTFOLIO 5 DST

33 15300 SEAGOVILLE RD US POSTAL SERVICE

34 15426 DOROTHY NELL DR LEDESMA JOSE JUAN GAMINO &

35 15422 DOROTHY NELL DR MCKRILEY PROPERTIES LLC

36 15418 DOROTHY NELL DR MILLS PATRICIA

37 15414 DOROTHY NELL DR HERRERA SIMON MIGUEL &

38 15406 DOROTHY NELL DR SANCHEZ ELIZABETH

39 15402 DOROTHY NELL DR JOHNSON OTIS L &

40 1050 S BELTLINE RD BOWMAW INC

41 1130 S BELTLINE RD LAM HIU M &

42 13418 GREENGROVE LN GUZMAN ANITA

43 951 S BELTLINE RD AMMOURI ABED

44 915 S BELTLINE RD ALKAM HAMZA &

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Planner: Carlos A. Talison Sr., J.D. FILE NUMBER: Z190-276(CT) DATE FILED: June 3, 2020

LOCATION: Area bounded by West Page Avenue, Adams Avenue, West

Pembroke Avenue, and Llewellyn Avenue

COUNCIL DISTRICT: 1 MAPSCO: 54 G

SIZE OF REQUEST: Approx. 6.69 Acres CENSUS TRACT: 50.00

OWNER/APPLICANT: Tim Lott, Dallas Housing Authority REPRESENTATIVE: Caleb Jones-EIT, Bohler Engineering, LLC REQUEST: An application for an amendment to Planned Development

District No. 919 for MF-3(A) Multifamily District uses to allow a medical clinic or ambulatory surgical center use.

SUMMARY: The purpose of the request is to add a 6,800-square foot

medical clinic and to reconfigure the proposed retirement housing development and landscaping.

STAFF RECOMMENDATION: Approval, subject to a revised development plan, a

revised landscape plan, and conditions. PLANNED DEVELOPMENT DISTRICT NO. 919 Exhibits


http://www.dallascityattorney.com/51P/exhibits_cont.html#a919

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• Planned Development District No. 919 was approved by City Council on August

13, 2014 for MF-3(A) Multifamily Uses expressly prohibiting multifamily.

• The PD allows for deviations from the MF-3(A) base requirements for a retirement

housing use solely, providing: 1) off-street parking located in a required setback;

2) increase in structure height; 3) deletion of the urban form setback; 4) revised

off-street parking requirement for a retirement housing use; and, 5) alternate

landscape regulations.

• The current request is to add a 6,800-square-foot medical clinic use by right and

to reduce the overall dwelling units and update the configuration of the retirement

housing use. This also requires changes to the existing landscape plan.

• The site possesses four street frontages and is currently undeveloped. Historically,

the property contained retirement housing since 1968 under SUP No. 409 which

was terminated with the creation of the PD in 2014. Previously, a significant stand

of trees within the center of the property were to be retained. The proposed

redesign shifts focus to providing the new clinic use for the community and

consolidating the structures into one building mass. Many interior trees will be

replaced on the site, as noted on the revised landscape plan proposed.

Zoning History: There have been no zoning cases requested in the area in the past five years. Thoroughfares/Streets:

Thoroughfare/Street Type Existing ROW Proposed ROW

Page Avenue Local 60’ 60’

Adams Avenue Local 60’ 60’

Pembroke Avenue Local 60’ 60’

Llewellyn Avenue Local 60’ 60’

Traffic: The Engineering Division of Sustainable Development and Construction reviewed a

Preliminary Traffic Assessment dated May 27, 2020 for the proposed senior living and

medical clinic development on Page Avenue at Llewellyn Avenue. The report documents

an evaluation of the subject site, existing infrastructure and impact of proposed

development. The assessment indicates that the proposed development can be

successfully incorporated into the surrounding local roadway network. The proposed

Z190-276(CT/JM/LG)

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medical clinic accounts for approximately 25-30 percent of the afternoon peak traffic

conditions. The evaluation of the proposed development, however, does not provide a

technical justification to validate whether the proposed parking requirement is adequate

to meet the anticipated parking demand. The reduction for retirement housing was last

approved with the creation of PD No. 919. No new data was provided to staff for review

of a change in the parking ratio for retirement housing.

Engineering staff will continue a review of civil plans to include requests for traffic signs

and parking restrictions, unobstructed sidewalks and direct access to the DART bus stop

on Llewellyn Avenue. Finally, a substandard driveway configuration on Adams Avenue to

allow for trash receptacles to roll down onto the street out of a small driveway is not

supported by staff. Conditions regulating proposed trash operations and screening should

be considered. According to a response letter from the representative on Friday,

September 4, 2020, this issue is being corrected. At the time of this report, a revised plan

was submitted, but not yet reviewed by staff. An update will be provided at the CPC

hearing.

Comprehensive Plan: The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006.

The forwardDallas! Comprehensive Plan outlines several goals and policies that can

serve as a framework for assisting in evaluating the applicant’s request. The applicant’s

request is consistent with the following goals and policies of the comprehensive plan.

Land Use Element

GOAL 1.3 PROVIDE EQUITABLE OPPORTUNITIES FOR DALLAS RESIDENTS

Policy 1.3.1 Create housing opportunities throughout Dallas Urban Design Element

GOAL 5.1 PROMOTE A SENSE OF PLACE, SAFETY AND WALKABILITY

Policy 5.1.3 Encourage complementary building height, scale, design and character

GOAL 5.2 STRENGTHEN COMMUNITY AND NEIGHBORHOOD IDENTITY.

Policy 5.2.1 Maintain neighborhood scale and character. The Neighborhood Plus Plan was adopted by the City Council in October 2015 to set a

new direction and shape new policy for housing and neighborhood revitalization in Dallas.

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The final chapter, Strategic Goals, delineates six strategic goals to shift our approach,

policies and actions to achieve greater equity and prosperity for all Dallas residents,

expand the range of housing options, and enhance the quality of neighborhoods.

GOAL 6. ENHANCE RENTAL HOUSING OPTIONS

Policy 6.2 Expand affordable housing options and encourage its distribution throughout the city and region.

STAFF ANALYSIS Surrounding:

Zoning Land Use

Site PD No. 919 Undeveloped

North CD No. 3 Single Family

East CD No. 3 and R-7.5(A) Single Family District Single Family

South R-7.5(A) Single Family District School

West CD No. 3, R-7.5(A) Single Family District, and SUP No. 674

Single Family Bus Passenger Station

Land Use Compatibility

Originally, PD No. 919 was established with the intent of demolishing existing retirement

housing units which had been serving the area since 1968 under SUP No. 409. The site

was to be strategically redeveloped with four new buildings for retirement housing (see

Exhibit 919A) arranged in a manner to preserve existing dense tree areas at the perimeter

and center of the site. The new building configuration contains one central mass structure,

removing all tree stands at the center of the site due to the potential effects of

construction. The request site will consist of a four-story, 260 dwelling unit retirement

housing development. Improvements to the property include the above referenced

structure, a community dog park, community garden, resident dog park, surface parking

areas, and a significant inventory of mature trees, internal to the site and along all street

frontages. In the northwest portion of the building, the site will house a 6,800-square-foot

medical clinic. The current request will still maintain 28 out of 85 existing trees in many

surrounding areas especially to the west and northeast.

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Exclusive of a public elementary school (John F. Peeler Elementary School) to the south,

the site is surrounded by low density single family uses. Most of the area surrounding the

northern half of the site possesses designation as Conservation District No. 3, the Page

Avenue Conservation District, adopted by the City Council on June 28, 1989.

Maintaining mature plantings along the site’s perimeter will serve to maintain a softening

of the development. Additionally, the configuration of surface parking has been

maintained towards the west and southwest portions of the site. Lastly, multifamily uses

were previously prohibited to protect low-density single family uses surrounding the site

since, when compared to other permitted residential uses, multifamily tends to be more

impactful on an adjacent area.

One issue staff cannot support is the substandard driveway width and the fronting of

garbage receptacles for the development towards the residences to the east along Adams

Avenue. The garbage area should be internal to the site. This may require a bit of

reconfiguration to achieve, but this is a necessary change to help the development limit

potential negative effects on the neighborhood. At the time of this report, new plans had

been submitted to staff eliminating the driveway and garbage area along Adams Avenue.

Staff review is pending and will be provided at the CPC hearing.

In summary, staff supports the applicant’s request, subject to the attached revised

development plan, revised landscape plan, and conditions.

Development Standards

Overall, the development is remaining within the Planned Development No. 919

conditions as it pertains to yard, lot, and spacing. The proposed addition of the medical

clinic requires the amendment to allow the land use, but all other PD regulations will be

maintained.

The MF-3(A) base of the Planned Development District could be viewed as intrusive in

the center of a single-family district. However, the PD requires a 35-foot setback and

designed with unit access from street level, which will give the development a feel that

fits with the surrounding single family neighborhood. Additionally, the medical clinic use

District

Setbacks Height (max)

Lot Coverage

(max) Density Front

(min) Side (min)

Rear (min)

Existing: PD No. 919 Retirement

Housing Use

35’ N/A N/A 60’ 60%

320 260 proposed

Z190-276(CT/JM/LG)

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proposed shares the same development standards. The biggest difference in the new

building design relates to the configuration of the edifices. Rather than having four

buildings dedicated to retirement housing and providing 320 dwelling units, the project is

proposed with 260 dwelling units and a 6,800 square-foot medical clinic within a sole

structure. Finally, parking will no longer be allowed in the required front yards. This will

help maintain the unobtrusive look of open yards surrounding the development.

Parking:

The existing PD conditions allow a reduction of the required minimum off-street parking

for the retirement housing use from one parking space per bedroom to 0.4 parking space

per dwelling unit. The reduction is supported by the proximity to the DART station located

on South Llewellyn Avenue and less reliance on automobile transportation to the

development.

The proposed medical clinic use will maintain off-street parking requirements per the

development code of one space per 200 square feet of floor area. Overall, 104 parking

spaces are required for the 260 retirement housing dwelling units and 34 parking spaces

for the 6,800 square-foot medical clinic. According to the revised development plan

proposed, 138 parking spaces will be provided in accordance with those requirements.

Landscaping:

Per the existing PD No. 919 conditions, a landscape plan (Exhibit 919B) is required for

the retirement housing use. The revised landscape plan shows shifts in trees to be

preserved, and new landscaping proposed in their place. The chief arborist reviewed the

revised landscape plan and found the property to largely comply with the requirements of

Article X. Overall, the request will maintain 28 out of 85 existing trees in many surrounding

areas especially to the west and northeast. Those trees are mostly Live Oak and Crape

Myrtles. Finally, some species types for proposed mitigation are not currently allowed per

the approved list maintained by the director. One additional species was added to the

landscape provisions for mitigation purposes. At the time of this report, a revised

landscape plan was provided for review due to changes in the building and parking

configuration. An update will be provided at the CPC hearing.


Market Value Analysis (MVA), is a tool to aid residents and policymakers in understanding

the elements of their local residential real estate markets. It is an objective, data-driven

tool built on local administrative data and validated with local experts. The analysis was

prepared for the City of Dallas by The Reinvestment Fund. Public officials and private


Z190-276(CT/JM/LG)

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actors can use the MVA to more precisely target intervention strategies in weak markets

and support sustainable growth in stronger markets. The MVA identifies nine market

types (A through I) on a spectrum of residential market strength or weakness. As

illustrated in the attached MVA map, the colors range from purple representing the

strongest markets to orange, representing the weakest markets. While the subject site is

within Category “G,” adjacent properties to the south are located within Category “F,” and

Category “G” to the north, east, and west.

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LIST OF PARTNERS

Brooks Manor, LP

Texas Limited Partnership

Project Owner

100%

Brooks Manor, LLC

Texas Limited Liablity Company

0.005%

Special Limited Partnership

Timothy J. Lott

President & Board of Directors Member

Debbie Quitugua

Vice President & Board of Directors Member

Chetana Chaphekar

Secretary/Treasurer & Board of Directors

Member

NTHP Pembroke, Inc.

Texas non-profit corporation

0.005%

General Partner

Volunteers of America National Services

a Minnesota Not-for-profit Corporation

100% - Sole Member

Michael King, President, 0%

Jane W. Burks, Board Chair, 0%

David Kikumoto, Board Vice Chair, 0%

Edwina Carrington, Board Secretary, 0%

Patti Andreini Arnold, Board Treasurer 0%

Robin Keller, Assistant Secretary, 0%

Nancy Gavin, Assistant Secretary/Treasurer, 0%

Joseph Budzynski, Assistant Secretary/Treasurer, 0%

Sharon Wilson Geno, Assistant Secretary/Treasurer, 0%

Patrick Sheridan, Assistant Secretary, 0%

Robert Gibson, Assistant Secretary/Treasurer, 0%

Faith Nutz, Assistant Secretary/Treasurer, 0%

Kimberly Black King, Assistant Secretary/Treasurer, 0%

Investor Member

99.99%

Investor Member

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ARTICLE 919. AMENDED

PD 919. AMENDED


PD 919 was established by Ordinance No. 29404, passed by the Dallas City Council on August 13, 2014.

(Ord. 29404)


PD 919 is established on property bounded by Page Avenue, Adams Avenue, Pembroke Avenue, and

Llewellyn Avenue. The size of PD 919 is approximately 6.69 acres. (Ord. 29404)


(a) Unless otherwise stated, the definitions and interpretations in Chapter 51A apply to this article.

(b) Unless otherwise stated, all references to articles, divisions, or sections in this article are to articles,

divisions, or sections in Chapter 51A.

(c) This district is considered to be a residential zoning district. (Ord. 29404)

SEC. 51P-919.104. EXHIBITS.

The following exhibits are incorporated into this article:

1. Exhibit 919A: development plan.

2. Exhibit 919B: landscape plan. (Ord. 29404)


(a) Except as provided in this section, no development plan is required, and the provisions of Section

51A-4.702 regarding submission of or amendments to a development plan, site analysis plan, conceptual

plan, development schedule, and landscape plan do not apply.

(b) For retirement housing and medical clinic uses, development and use of the Property must comply with the development plan (Exhibit 919A). If there is a conflict between the text of this article and the

development plan, the text of this article controls. (Ord. 29404)

SEC. 51P-919.106. MAIN USES PERMITTED.

(a) Except as provided in this section, the only main uses permitted are those main uses permitted in the MF-3(A) Multifamily District, subject to the same conditions applicable in the MF-3(A) Multifamily

District, as set out in Chapter 51A. For example, a use permitted in the MF-3(A) Multifamily District only

by specific use permit (SUP) is permitted in this district only by SUP; a use subject to development impact

review (DIR) in the MF-3(A) Multifamily District is subject to DIR in this district; etc.

(b) Additional main use permitted:

Medical clinic or ambulatory surgical center (limited to a medical clinic).

(c) The following use is prohibited: -- Multifamily (Ord. 29404)

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As a general rule, an accessory use is permitted in any district in which the main use is permitted. Some

specific accessory uses, however, due to their unique nature, are subject to additional regulations in Section

51A-4.217. For more information regarding accessory uses, consult Section 51A-4.217. (Ord. 29404)


(Note: The yard, lot, and space regulations in this section must be read together with the yard, lot, and space

regulations in Division 51A-4.400. If there is a conflict between this section and Division 51A-4.400, this

section controls.)

a) In general. Except as provided in this section, the yard, lot, and space regulations for the MF-3(A)

Multifamily District apply.

b) Retirement housing.

1) Front yard. Minimum front yard is 35 feet. The urban form setback does not apply

2) Density. Maximum number of dwelling units or suites is 320 260.

3) Height. Maximum structure height is 60 feet. The residential proximity slope does not

apply.

4) Stories. No maximum number of stories.

c) Medical Clinic.

1) Front yard. Minimum front yard is 35 feet. The urban form setback does not apply

2) Density. Maximum floor area is 7,000 square feet.

3) Height. Maximum structure height is 60 feet. The residential proximity slope does not

apply.

4) Stories. No maximum number of stories. (Ord. 29404)


a) In general. Except as provided in this section, consult the use regulations in Division 51A-4.200 for the

specific off-street parking and loading requirements for each use.

b) Retirement housing.

1) 0.4 off-street parking spaces for each dwelling unit or suite.

2) Off-street parking may be located in the front yard. (Ord. 29404)

SEC. 51P-919.110. ENVIRONMENTAL PERFORMANCE STANDARDS.

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See Article VI. (Ord. 29404)


a) In general.

1) Except as provided in this section, landscaping must be provided in accordance with Article X.

2) Plant materials must be maintained in a healthy, growing condition.

3) A tree removal permit may be issued by the building official before the issuance of a building

permit.

4) Japanese maple trees measured to landscaping minimum size requirements may be allowed by the

building official for use for tree replacement requirements.

b) Retirement housing and medical clinic uses. Landscaping must be provided as shown on the attached

landscape plan (Exhibit 919B).

SEC. 51P-919.112. SIGNS.

Signs must comply with the provisions for non-business zoning districts in Article VII. (Ord. 29404)


a) The Property must be properly maintained in a state of good repair and neat appearance.

b) Development and use of the Property must comply with all federal and state laws and

regulations, and with all ordinances, rules, and regulations of the city. (Ord. 29404)


a) All paved areas, permanent drives, streets, and drainage structures, if any, must be constructed in

accordance with standard city specifications, and completed to the satisfaction of the city.

b) The building official shall not issue a building permit to authorize work, or a certificate of occupancy

to authorize the operation of a use, until there has been full compliance with this article, the Dallas

Development Code, the construction codes, and all other ordinances, rules, and regulations of the city.

(Ord. 29404)

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PROPOSED DEVELOPMENT PLAN Revised 9-9-20

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EXISTING DEVELOPMENT PLAN Exhibit 919A

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PROPOSED LANDSCAPE PLAN Overall

Revised 9-9-20

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PROPOSED LANDSCAPE PLAN Page 1

Revised 9-9-20

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Revised 9-9-20

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Revised 9-9-20

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EXISTING LANDSCAPE PLAN Exhibit 919B/Page 1

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Single Family

Elementary

School

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MF-2(A)

MF-2(A)

Elementary School

Single Family

Single Family

Single Family

Single Family

Single Family

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Z190-276



1 520 W PAGE AVE DALLAS HOUSING AUTHORITY

2 541 W 12TH ST REA LEOPOLDO &

3 537 W 12TH ST VIGIL ANTONIO A

4 533 W 12TH ST TORRES MIRTALA S & EFRAIN

5 529 W 12TH ST JAMISON JAMES G

6 523 W 12TH ST CORONA JAIME & ASUNCION A

7 513 W 12TH ST BALLAS VICTOR &

8 511 W 12TH ST ROA ENRIQUE

9 437 W 12TH ST STEWART DAVE V

10 435 W 12TH ST LOPEZ ROGER III

11 423 W 12TH ST OCCM INC

12 437 W PAGE AVE GARCIA RAMON & LUDIVINA

13 516 S ADAMS AVE CRUZ ENGUEL

14 433 W PAGE AVE ZAPATA BENIGNO

15 429 W PAGE AVE KIM DO HYUN & CHA

16 425 W PAGE AVE VELA ADRIAN & YESSICA M

17 421 W PAGE AVE RODSONS PROPERTY MGMT INC

18 417 W PAGE AVE RODSONS PROPERTY MGMT INC

19 415 W PAGE AVE ORELLANA ROSA

20 409 W PAGE AVE RANGEL GUADALUPE J &

21 405 W PAGE AVE VALDEZ ANETH ALEJANDRA ABREGO

22 400 W 12TH ST TEXANS CAN

23 412 W 12TH ST TEXANS CAN

24 418 W 12TH ST GRACIA MARY

25 422 W 12TH ST ASH LIZ PROPERTIES INC

26 434 W 12TH ST VILLARREAL JAIME

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27 512 S ADAMS AVE E V REAL ESTATE LLC

28 541 W PAGE AVE COUCH PATRICIA & KEDRIC

29 537 W PAGE AVE ALBA FRANCO A

30 533 W PAGE AVE GOMEZ MOISES &

31 527 W PAGE AVE RENDON ISMAEL &

32 523 W PAGE AVE DAVILA LEOBARDO

33 519 W PAGE AVE GARCIA DIEGO &

34 517 W PAGE AVE QUINTERO JOSE A &

35 511 W PAGE AVE QUINTERO JOSE A

36 515 S ADAMS AVE TORRES JACINTO & FELIPA

37 507 W PAGE AVE JONES RYAN D & ALANA C

38 501 W PAGE AVE HERNANDEZ VICTORIA OLIVIA

39 511 S ADAMS AVE BARRIENTOS MARIA CRUZ

40 500 W 12TH ST RODRIGUEZ HOMERO

41 508 W 12TH ST GARCIA ABEL

42 518 W 12TH ST GARCIA TOMAS & ZENAIDA

43 520 W 12TH ST GUTIERREZ OSCAR & SOFIA

44 524 W 12TH ST GUTIERREZ M ANTONIO

45 534 W 12TH ST HILLIARD DELORIES

46 536 W 12TH ST CIENFUEGOS NORMA A

47 437 W BROOKLYN AVE ZAPATA PAULA GARCIA &

48 439 W BROOKLYN AVE ZAPATA PAULA GARCIA &

49 435 W BROOKLYN AVE CARRIZALES ADRIANA

50 433 W BROOKLYN AVE OLLERVIDES RAMON

51 431 W BROOKLYN AVE SMITH EDDWINA

52 427 W BROOKLYN AVE ALFARO MOISES & BARBARA

53 423 W BROOKLYN AVE BISSON MOLLY

54 417 W BROOKLYN AVE NICAR ORA LEA

55 415 W BROOKLYN AVE PAPATHANASIOU PAVLOS T

56 411 W BROOKLYN AVE ZAMARRIPA J JESUS & MARIA

57 407 W BROOKLYN AVE ZUNIGA CARMEN L

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06/29/2020


58 405 W BROOKLYN AVE LEMUS PAUL

59 404 W PAGE AVE MANJREKAR ASHISH

60 410 W PAGE AVE SERVIN FELIPE GUERRERO & SUSANA DON JUAN

61 414 W PAGE AVE ALVAREZ SONIA JUDITH

62 416 W PAGE AVE ZAPATA ALEJANDRO

63 420 W PAGE AVE SANCHEZ SOCORRO

64 428 W PAGE AVE IBARRA JOSE &

65 608 S ADAMS AVE SOTO ESTEBAN &

66 436 W PAGE AVE 436 W PAGE AVE LLC

67 439 W PEMBROKE AVE KURSHUDIAN JOHN ARTHUR

68 437 W PEMBROKE AVE SALAZAR ARMANDO &

69 435 W PEMBROKE AVE POL HUGO ALBERTO

70 427 W PEMBROKE AVE POL HUGO A & ROCIO

71 423 W PEMBROKE AVE HUERTA DOLORES

72 419 W PEMBROKE AVE HERNANDEZ BENITO

73 413 W PEMBROKE AVE GALAVIZ EVA

74 411 W PEMBROKE AVE CORREA GILDA M GONZAGA

75 405 W PEMBROKE AVE RIOS ELISA

76 400 W BROOKLYN AVE LANE MARIE LOUISE

77 408 W BROOKLYN AVE RINCON HERMINIO &

78 414 W BROOKLYN AVE CRUZ CONCEPCION

79 416 W BROOKLYN AVE MARTINEZ RAMON

80 420 W BROOKLYN AVE STANDIFER LISA GAY

81 426 W BROOKLYN AVE HAMMER ZACHARY S &

82 430 W BROOKLYN AVE DRISCOLL SHANNON T

83 434 W BROOKLYN AVE IPINA VALENTIN &

84 440 W BROOKLYN AVE GARCIA MORGAN A

85 637 W PEMBROKE AVE BETJO MGMT LLC

86 635 W PEMBROKE AVE RANGEL FRANK M

87 629 W PEMBROKE AVE FISCAL TERESA

88 627 W PEMBROKE AVE HANSEN CLAIRE

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06/29/2020


89 623 W PEMBROKE AVE PHAM LLC

90 619 W PEMBROKE AVE MENDOZA HERMELINDA

91 615 W PEMBROKE AVE VILLA AGUSTIN &

92 611 W PEMBROKE AVE MIRANDA CONSUELO

93 607 W PEMBROKE AVE MARTINEZ RAYNOL &

94 603 W PEMBROKE AVE SERIES 5 A SERIES RESCARPI

95 602 W BROOKLYN AVE ESPINOZA RAFAEL HERNANDEZ

96 606 W BROOKLYN AVE RAMIREZ EULALIA

97 608 W BROOKLYN AVE ESPINOZA MARTIN &

98 614 W BROOKLYN AVE RAMIREZ ARMANDO & CONNIE

99 618 W BROOKLYN AVE TELLEZ GERARDO & EULALIA

100 622 W BROOKLYN AVE MARTINEZ ESTEBAN

101 626 W BROOKLYN AVE GOTHARD MARTHA JO SIMPSON

102 630 W BROOKLYN AVE TORRES SALVADOR

103 632 W BROOKLYN AVE FAZ ISMAEL

104 636 W BROOKLYN AVE COOK MARY KATHRYN &

105 641 W BROOKLYN AVE RIVERA JOSEFINA &

106 635 W BROOKLYN AVE MARTINEZ JUAN O

107 631 W BROOKLYN AVE CARDENAS GERONIMO & BEATRIZ

108 627 W BROOKLYN AVE BRUN RENATO IVAN &

109 623 W BROOKLYN AVE MARTINEZ MARIO H

110 619 W BROOKLYN AVE CONTRERAS MARIA EST OF &

111 615 W BROOKLYN AVE RODRIGUEZ ARMANDO &

112 611 W BROOKLYN AVE MALDONADO DAVID &

113 607 W BROOKLYN AVE MULDONADO ANGEL M

114 602 W PAGE AVE QUINTERO PABLO

115 606 W PAGE AVE OCAMPO DAVID &

116 610 W PAGE AVE GONZALEZ MARIA HORTENCIA

117 614 W PAGE AVE DOO STEPHANIE NICOLE

118 618 W PAGE AVE MOSITOS LLC

119 622 W PAGE AVE SUSTAITA JOSE DEJESUS &

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06/29/2020


120 626 W PAGE AVE SUSTAITA JAMES VARGAS

121 630 W PAGE AVE RODRIGUEZ DIONICIO

122 634 W PAGE AVE CARDONA GABRIEL R & ESTER S

123 638 W PAGE AVE MARTINEZ JUAN

124 639 W PAGE AVE SANTIAGO EPIFANIO

125 635 W PAGE AVE LOREDO JUAN MANUEL

126 631 W PAGE AVE GUTIERREZ ELBA

127 625 W PAGE AVE QUINTERO PABLO ESTEVAN &

128 623 W PAGE AVE LAZO ISIDRO &

129 617 W PAGE AVE ESPINAL JESUS

130 615 W PAGE AVE CASASOLA FREDI A & OLDA

131 609 W PAGE AVE GONZALES CONNIE B

132 605 W PAGE AVE GARAY MARIA

133 606 W 12TH ST PRESIDIO ALTO LLC SERIES 606T

134 610 W 12TH ST EGUIA RICHARD & DIANA

135 612 W 12TH ST MAC LUU

136 622 W 12TH ST GUZMAN AURORA F

137 630 W 12TH ST GUZMAN AURORA

138 632 W 12TH ST VIGIL RALPH DAVID

139 617 W 12TH ST VIGIL JIMMY

140 611 W 12TH ST VIGIL ANTONIO

141 336 W PEMBROKE AVE PONCE JUAN A &

142 340 W PEMBROKE AVE NAJERA JOSE FELIX &

143 344 W PEMBROKE AVE RODRIGUEZ FRANCISCO &

144 407 DELAWARE AVE AMBRIZ JUAN & ROMANA

145 411 DELAWARE AVE VALDEZ ROBERTO & MARIA

146 437 DELAWARE AVE ARANDA JOSE L

147 400 W PEMBROKE AVE MOSSBERG JONATHAN &

148 811 S BISHOP AVE RAMIREZ JESUS & EMMA

149 404 W PEMBROKE AVE COFFMAN GARY CODY

150 408 W PEMBROKE AVE CERVANTES FELICITA

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06/29/2020


151 419 DELAWARE AVE CORONADO JOSE & MARIA S

152 423 DELAWARE AVE MENDOZA JUAN J

153 427 DELAWARE AVE ORTA ANTONIO M

154 431 DELAWARE AVE MAZZMANIA LP

155 440 W PEMBROKE AVE HERNANDEZ BENITO

156 831 S ADAMS AVE SORTO ELSA

157 835 S ADAMS AVE MARTINEZ SARA

158 839 S ADAMS AVE COX CHRISTIN E

159 418 DELAWARE AVE MARQUEZ EFRAIN

160 422 DELAWARE AVE GARCIA JOSE F JR & ANABEL

161 426 DELAWARE AVE BASILIO GREGORIO

162 430 DELAWARE AVE ADERMANN BONNIE KAY &

163 434 DELAWARE AVE JASSO SANDRA &

164 438 DELAWARE AVE AVILA LORENZO H

165 442 DELAWARE AVE MUNIZ ANTONIO &

166 446 DELAWARE AVE TORRES MARIA F

167 452 DELAWARE AVE CAVALLO MICHAEL & HOPE

168 810 S LLEWELLYN AVE Dallas ISD

169 631 DELAWARE AVE GAMEZ ARTURO & MARIA

170 627 DELAWARE AVE GAMEZ ESPERANZA T

171 623 DELAWARE AVE HERNANDEZ GLORIA &

172 619 DELAWARE AVE BONILLA TERESA

173 615 DELAWARE AVE RIOS JOSE

174 611 DELAWARE AVE BRIONES HUGO E ET AL

175 607 DELAWARE AVE WENTT TRANEIKA TURNER

176 601 DELAWARE AVE ALMAZAN MIGUEL M &

177 600 W PEMBROKE AVE REYES JUAN C

178 606 W PEMBROKE AVE ALBA THOMAS E &

179 610 W PEMBROKE AVE ORTEGA FRANCISCO &

180 612 W PEMBROKE AVE PENA ANTONIO & NORA PENA

181 616 W PEMBROKE AVE MARTINEZ SILVIA

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06/29/2020


182 622 W PEMBROKE AVE FISCAL JOSE G

183 626 W PEMBROKE AVE TORRES ABEL

184 630 W PEMBROKE AVE ALBA JOSE G

185 634 W PEMBROKE AVE LEE BEN CHRISTOPHER

186 638 W PEMBROKE AVE ALONZO VERONICA F

187 528 DELAWARE AVE TANQUILINO RAYMUNDO C

188 524 DELAWARE AVE RODRIGUEZ MARIA PATRICIA &

189 514 DELAWARE AVE PEREZ MARGARITA

190 505 W 12TH ST METROPOLITAN SAVINGS

191 426 W 12TH ST CORKY PRPTIES LTD

192 430 W 12TH ST CORKY PPTIES LTD

193 455 S LLEWELLYN AVE SOUTH LLEWELLYN REALTY LLC

14-1


Planner: La’Kisha Girder FILE NUMBER: Z190-290(LG) DATE FILED: June 23, 2020 LOCATION: Northeast corner of Rawlins Street and north of Knight Street COUNCIL DISTRICT: 14 MAPSCO: 35 W SIZE OF REQUEST: ±0.26 acres CENSUS TRACT: 6.05 REPRESENTATIVE: Audra Buckley, Permitted Development APPLICANTS/OWNERS: Ron Watterson & Michael Sambogna REQUEST: An application for an O-2 Office Subdistrict on property

zoned an MF-2 Multiple-Family Subdistrict with deed restrictions volunteered by the applicant within Planned Development District No. 193, the Oak Lawn Special Purpose District.

SUMMARY: The purpose of the request is to allow a barber and beauty

shop as a street level use. The applicant is volunteering deed restrictions that will limit certain uses, lot coverage and height regulations

STAFF RECOMMENDATION: Denial.

Z190-290(LG)

14-2

Background Information:

• On February 8, 1985, City Council approved Planned Development District No. 193, the Oak Lawn Special Purpose District. The PD is comprised of approximately 2,593 acres. PD 193 is divided into residential districts (A, R, TH, MF) and non-residential districts (O, NS, SC, GR, LC, HC, CA, I). PD 193 also contains 153 subdistricts.

• The request site currently developed as a two-story single-family home on one lot with fencing around the perimeter of the property.

• The applicant proposes to open a barber and beauty shop on the street level.

This use is not a permitted use in an MF-2 Subdistrict. The remainder of the

house, including the second floor, will continue to be used as a residence.

Zoning History:

There have been two zoning cases requested in the area in the past five years.

1. Z190-324 An application for a Planned Development Subdistrict for GR General Retail uses. (In review).

2. Z178-186: On April 25, 2018, the City Council approved a Historic Building

Demolition Delay Overlay (DDO) for a larger area of East Dallas and Oak Lawn.



Lemmon Avenue Principal Arterial 90 feet

Traffic: The Engineering Division of the Department of Sustainable Development and Construction has reviewed the application and has determined traffic in the area would not be adversely impacted due to the proposed project.

Comprehensive Plan:

The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The forwardDallas! Comprehensive Plan outlines several goals and policies that can serve as a framework for assisting in evaluating the applicant’s request. The applicant’s

Z190-290(LG)

14-3

request is not consistent with the following goals and policies of the comprehensive plan. Urban Design Element Goal 5.2 Strengthen community and neighborhood identity

Policy 5.1.3 Encourage complementary building height, scale, design and character. Policy 5.2.1 Maintain neighborhood scale and character.

Area Plans: The Oak Lawn Special Purpose District and the Oak Lawn Plan was established in February 1985 and includes seven objectives for the area. The applicant’s proposal is consistent with the following objectives highlighted by the Plan:

(1) To achieve buildings more urban in form.

(2) To promote and protect an attractive street level pedestrian environment with continuous street frontage activities in retail areas. (3) To encourage the placement of off-street parking underground or within buildings similar in appearance to non-parking buildings. (4) To promote development appropriate to the character of nearby neighborhood uses by imposing standards sensitive to scale and adjacency issues. (5) To use existing zoned development densities as a base from which to plan, while providing bonuses to encourage residential development in commercial areas. (6) To discourage variances or zoning changes which would erode the quantity or quality of single-family neighborhoods or would fail to adhere to the standards for multiple-family neighborhoods and commercial areas. (7) To promote landscape/streetscape quality and appearance.

The proposal has the potential to achieve only one of the seven stated objectives of the Oak Lawn Plan, which is objective 2 of the Oak Lawn Plan. Currently, the O-2 Office Subdistrict within PD No. 193 allows a maximum height of 240 feet. Deed restrictions have been volunteered by the application limits height to 36 feet with the plan to maintain the existing structure’s height.

Z190-290(LG)

14-4

STAFF ANALYSIS


Zoning Land Use

Site PD No. 193 MF-2 Single Family

North PD No. 193 MF-2 Multi-family

East PD No. 193 GR Commercial

South PD No. 193 MF-2 Multi-family

West PD No. 193 MF-2 Multi-family


The request site is comprised of one lot and is located within the MF-2 Subdistrict and

was constructed over 100 years ago. The home will still be used as a residence for the

owners with a barber and beauty shop on the first floor of the home. Surrounding uses

in the area include single-family and multifamily residences north, south and west of the

area of request. There is a commercial development located on Lemmon Avenue east

of the site. A medical office and beauty salon are located across Rawlins Street to the

northeast of the area of request on property that is zoned O-2 Office Subdistrict in PD

No. 193.

A barber and beauty shop is a limited use that is only permitted on the street level (see

Section 51P-193.110). According to Section 51P-193.109 of PD No. 193, the

requirements are as follows for limited uses:

A limited use must: (1) be primarily for the service of the occupants of a building; (2) be contained entirely within the main building; (3) have no exterior public entrance except through the general building entrances;

and (4) have no exterior advertising or signs.

O-2 Office Subdistrict also have the following additional requirements in the PD No. 193

regulations:

(A) No additional use may have a floor area greater than 2,000 square feet. (B) The aggregate floor area of retail uses and the additional uses listed in Subsection

(c)(2) of this section on a street level of a building may not exceed 50 percent of the aggregate floor area of all uses on the street level. Some of the additional uses in Subsection (c)(2) of this section are already permitted as limited uses.

Z190-290(LG)

14-5

Three sides of the area of request are zoned an MF-2 Subdistrict. Were the request

site located adjacent to the O-2 Subdistrict, staff may have considered approval if the

deed restrictions volunteered ensured the massing of the structure remained.


MF-2

(existing)

O-2

(proposed)

Front yard

(min) 0’

15’*

Applicant: 20’

Side / rear yard

(min)

0’

For duplex: 5’ / 10’

For multifamily under 36’ in

height: 10’ /15’

0’*

Additional setback must be equal to

half the height of the building if it

exceeds 36’

Rear yard

(min) 0’

0’*

Additional setback must be equal to

half the height of the building if it

exceeds 36’

Height

(max) 36’

240’

Applicant via deed restrictions: 36’

Stories

(max) -

Applicant via deed restrictions: no

max

Lot coverage

(max) 60% 60%

*Encroachment bonuses applies to this subdistrict. An encroachment bonus means the portion of the

building over 36 feet in height that would violate the additional setback requirements of neighboring

properties that are classified as TH, MF-1 and MF-2 subdistricts in PD. No. 193.

The proposed O-2 Subdistrict has many of the same regulations as the current zoning

designation when it comes to residential uses and regulations for single family

structures. Differences are the front yard setback of 15’ and the non-residential uses

not permitted in the MF-2 Multifamily Subdistrict. Since the proposed site abuts an MF-

2 Multifamily Subdistrict, the applicant would have to make sure it followed the

encroachment bonus guidelines, which means the setbacks would have to follow the

setback requirements of the adjacent subdistrict. While the applicant is using an existing

house, there is no guarantee that the home will remain. Redevelopment of the site

might not be as compatible as the existing structure.

Z190-290(LG)

14-6

Parking:

The applicant provided a site plan for staff to review. The site plan is for illustrative

purposes only and is not binding through this request. The Engineering Division staff

reviewed the proposed plan and supports the proposed parking plan. The Engineering

staff will review the plan when it is submitted for building permits to provide final

comments and approval. The applicant illustrates that ten parking spaces (nine regular,

one accessible) can be developed in the rear of the property. The applicant can also

use Rawlins Street for two on-street parking spaces, since it is wide enough to

accommodate on-street parking as well. Parking on Knight Street is prohibited. Parking

for any uses would meet PD No. 193 parking regulations and would include parking for

the single-family use.

Landscaping:

Landscaping is not being triggered as a result of this project.


Market Value Analysis (MVA) is a tool to aid residents and policymakers in

understanding the elements of their local residential real estate markets. It is an

objective, data-driven tool built on local administrative data and validated with local

experts. The analysis was prepared for the City of Dallas by The Reinvestment

Fund. Public officials and private actors can use the MVA to more precisely target

intervention strategies in weak markets and support sustainable growth in stronger

markets. The MVA identifies nine market types (A through I) on a spectrum of

residential market strength or weakness. As illustrated in the attached MVA map, the

colors range from purple representing the strongest markets to orange, representing

the weakest markets. The subject site is in Category “C.” Properties within the vicinity

of the subject site are in Categories “C,” “D,” and “E.”

Z190-290(LG)

14-7

Volunteered Deed Restrictions

(1) Residential uses. -- Hotel and motel.

(2) Utility and services uses. -- Utility or governmental installation other than listed

-- Local Utilities -- Electrical substation -- Radio, television, or microwave tower -- Sewage pumping station -- Commercial radio or television transmitting station -- Sewage treatment plant -- Telephone exchange, switching, and transmitting requirement -- Water reservoir, well, or pumping station. -- Water treatment plant

(3) Transportation uses.

-- Airport or landing field. -- Helistop

(4) Community service uses.

-- Adult day care facility. -- Child-care facility. -- Halfway house.

(5) Medical uses. -- Hospital. -- Medical or scientific laboratory.

(6) Educational uses. -- Public or private school. -- Business school. -- College, university, or seminary. -- College fraternity or sorority house. -- College dormitory.

(7) Recreation and entertainment uses.

-- Public park or playground

-- Private recreation club or area

-- Wax museum

(8) Bar and restaurant uses. -- Bar, lounge or tavern. -- Private club.

Z190-290(LG)

14-8

(9) Professional, personal service, and custom crafts uses. -- Bank or savings and loan office. -- Tailor, custom sewing, and millinery. -- Broadcasting or recording studio

(10) Retail uses. -- Cigar, tobacco and candy store. -- Drug store.

(11) Motor vehicle related uses. -- Service station.

(12) Commercial uses.

-- Stone, sand, or gravel mining

-- Duplication shop

-- Diamond and precious stone sales.

(13) Storage and waste disposal uses.

-- Recycling drop-off container

-- Recycling drop-off for special occasion collection

(14) Animal related uses. -- Veterinarian's office.

Additional Conditions: (1) Existing single-family structure to remain on the property. (2) Minimum front yard setback is 20 feet. (3) Minimum side yard setback is 10 feet. (4) Maximum height is 36’. (5) Maximum lot coverage is 60 percent.

Z190-290(LG)

14-9

PROPOSED SITE PLAN

Z190-290(LG)

14-10

Z190-290(LG)

14-11

Z190-290(LG)

14-12

Multi-Family

Single Family & Multi-Family

Multi-Family

Commercial-Restaurants and

Retail

Medical clinic-Urgent Care

Beauty Salon

Z190-290(LG)

14-13

1 Demolition Delay

Overlay for the entire area except the site area.

2

Z190-290(LG)

14-14

Z190-290(LG)

14-15

Z190-290(LG)

14-16

07/15/2020


Z190-290



1 3403 KNIGHT ST WATTERSON RONALD E &

2 4037 LEMMON AVE RTK RESOURCES LP

3 4031 RAWLINS ST 4031 RAWLINS LLC

4 4115 RAWLINS ST DYKEMAN ALICE M

5 3330 DOUGLAS AVE CAUTHEN DON & JULIA

6 4125 LEMMON AVE JHS PARTNERS LP

7 4116 RAWLINS ST RAWLINS STREET HOLDINGS LP

8 4122 RAWLINS ST RAWLINS STREET HOLDINGS LP

9 4117 LEMMON AVE LEMMON AVE RETAIL LP

10 4110 RAWLINS ST LEE BENJAMIN &

11 3318 KNIGHT ST SANDEN THOMAS G &

12 4025 LEMMON TREE PL HERLIHY JOHN ANDREW

13 4035 LEMMON TREE PL DEMERS CYNTHIA

14 4030 LEMMON TREE PL JAMESON MARK L

15 4020 LEMMON TREE PL WILLIAMS ZACHARY A

16 4010 LEMMON TREE PL WEIR MATTHEW EVAN &

17 4015 LEMMON TREE PL HENDRICSON AARON

18 4111 RAWLINS ST RYEGRASS RAWLINS LLC

19 3314 DOUGLAS ST TOMES BRYAN D

20 3314 DOUGLAS ST VARGHESE THOMAS & RUBY THOMAS

21 3314 DOUGLAS ST WANGLER LAWRENCE & SUSAN

22 3314 DOUGLAS ST AYYALAPU ANITHA &

23 3314 DOUGLAS ST GUADALUPE ISMAEL II

24 3314 DOUGLAS ST RAM VIJAY &

25 3314 DOUGLAS ST FARHA DOUG &

26 3314 DOUGLAS ST GRISWOLD THOMAS AIDAN

Z190-290(LG)

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07/15/2020


27 3314 DOUGLAS ST SCHOTT ASHLEY

28 3314 DOUGLAS ST MCCARVER LORI K

29 3400 DOUGLAS AVE MINDER DAVID M &

30 3404 DOUGLAS AVE COX MATTHEW L

31 3408 DOUGLAS AVE BAINES DONNA D

32 3412 DOUGLAS AVE YELVINGTON RICHARD GLENN

33 3416 DOUGLAS AVE HALL WENDELL E & KAREN O

34 3420 DOUGLAS AVE BACK JUSTIN CHARLES & COURTNEY

35 3320 DOUGLAS AVE KAKADIARIS IOANNIS A

36 3320 DOUGLAS AVE BUTTON RUSSELL

37 3320 DOUGLAS AVE NAJERA RICARDO G

38 3320 DOUGLAS AVE CLARK CHRISTINA &

39 3320 DOUGLAS AVE SHORE TODD

40 3320 DOUGLAS AVE LABRADOR FREDERICK

41 3320 DOUGLAS AVE TING ALBERT C

42 3320 DOUGLAS AVE FREYDBERG CHERYL

43 3320 DOUGLAS AVE ROCA LEONARDO F

44 4030 RAWLINS ST HAYES NATALIE I

45 4030 RAWLINS ST WU CHI YUAN & WEI YING

46 4030 RAWLINS ST WALL RICHARD JOHN

47 4030 RAWLINS ST MEDLEY CHARLOTTE

48 4030 RAWLINS ST ATKINSON PRESTON

49 4030 RAWLINS ST CORLEW JOSEPH A

50 4030 RAWLINS ST BURKE MARONDA JAN

51 4030 RAWLINS ST WU JAFFEE CHIH KAI

52 4034 RAWLINS ST BONNING BRIDGET

53 4034 RAWLINS ST ROE MICHAEL ALAN

54 4034 RAWLINS ST KELLY ALAN J & ELYZA H

55 4034 RAWLINS ST MINDE COLLEEN E

56 4034 RAWLINS ST CHAPEL BRENDA

57 4034 RAWLINS ST ROWAN MARCUS

Z190-290(LG)

14-18

07/15/2020


58 4034 RAWLINS ST NEGRON EDGAR E

59 4034 RAWLINS ST NELSON SCOTT & MARTHA

60 4034 RAWLINS ST PALMER BRITTANY

61 4034 RAWLINS ST DALSANIA JENNY &

62 4034 RAWLINS ST GIACOBBE ROBERT L

63 4034 RAWLINS ST FLOYD LAWSON E &

64 4034 RAWLINS ST GILLELAND LIVING TRUST

65 4034 RAWLINS ST VULPITTA RACHEL

66 4034 RAWLINS ST REMZ MATTHEW AARON &

67 4034 RAWLINS ST NGUYEN VU

68 4023 RAWLINS ST WALKER JAMES ROBERT & STEPHANIE YVETTE

69 4023 RAWLINS ST BETTY YOUNG FAMILY LIMITED PARTNERSHIP

70 4023 RAWLINS ST ALBERT DONALD E & MELISSA

71 4023 RAWLINS ST FAWCETT BROOKE

72 4023 RAWLINS ST ALVAREZ EDGAR M

73 4023 RAWLINS ST PINNER ARCHIE R III

74 4023 RAWLINS ST CHAUDHRY OMAR

75 4023 RAWLINS ST EDSON LUCAS P

76 4023 RAWLINS ST DESALVATORE COURTNEY

“Our Product is Service”

Empathy | Ethics | Excellence | Equity

Memorandum

DATE

TO

SUBJECT

CITY OF DALLAS September 17, 2020

Tony Shidid, Chair and City Plan Commissioners

City Plan Commission Rules of Procedure – Proposed Revisions

The City Plan Commission Rules Committee met six times (June 11, June 25, July 7, July 17, July 27, and August 4) to review proposals to amend the CPC Rules of Procedure. The Committee recommends changes to add a new standing committee, the Comprehensive Land Use Plan (CLUP) Committee, and dissolve two existing committees made redundant by the new committee.

The proposed CLUP committee will provide oversight and guidance for developing or updating the citywide comprehensive land use plan and area-based land use plans, to facilitate their passage and implementation, and to monitor their progress. The CLUP committee will cause two standing committees to be redundant, the Urban Design Advisory Committee (UDAC) and the Trinity River Committee.

The attached document shows the proposed rule changes establishing the CLUP. Action to delete the UDAC and Trinity River Committee is needed by the Commission..

Neva Dean, Assistant Director Current Planning Division Sustainable Development and Construction

CPC Previous Action: On September 3, 2020, CPC held this item under advisement to September 17, 2020.

Rules Committee action: August 4, 2020

Motion: Approve the revised Rules of Procedure creating the Comprehensive Land Use Plan Committee (CLUP) with the changes discussed at the meeting.

Maker: MacGregor Second: Carpenter Passed: 3 to 0

For: Murphy, Carpenter, MacGregor

CPC Rules of Procedure (Rev. 8-__-20) – Page 1 of 22

CITY PLAN COMMISSION RULES OF PROCEDURE

TABLE OF CONTENTS SECTION 1. INTERPRETATION 2 SECTION 2. DEFINITIONS 2 SECTION 3. OFFICERS 3 SECTION 4. MOTIONS 4 SECTION 5. MEETING PROCEDURE 5 SECTION 6. CANCELLATION OF SCHEDULED MEETING 8 SECTION 7. CONDUCT OF MEMBERS 8 SECTION 8. EXECUTIVE SESSIONS 10 SECTION 9. ATTENDANCE 12 SECTION 10. VOTING AND VOTING QUALIFICATIONS 12 SECTION 11. MINUTES 13 SECTION 12. ENFORCEMENT 14[13] SECTION 13. COMMITTEES 14 SECTION 14. LIAISON TO LANDMARK COMMISSION 22[19] SECTION 15. AMENDMENTS AND SUSPENSIONS 22[19] SECTION 16. OTHER RULES OF PROCEDURE 22[19]


SECTION 1. INTERPRETATION. (a) The powers and duties of the commission are outlined in Chapter XV, Sections 3 and 4

of the City of Dallas Charter and Section 51A-3.101 of the Dallas Development Code, as amended. [Dallas City Charter Chapter XV, Sections 3 and 4; Dallas Development Code §51A-3.101]

(b) Words used in the present tense include the future tense. (c) Words in the singular include the plural, and words in the plural include the singular. (d) These rules apply to all committees of the commission, except where the context clearly

indicates otherwise.

SECTION 2. DEFINITIONS. (a) "BRIEFING" means the scheduled portion of the commission's meeting at which

information is given to the commission regarding items scheduled for consideration by the commission.

(b) "COMMISSION" means the city plan and zoning commission as described in Chapter

XV, Sections 3 and 4 of the City of Dallas Charter, and in Section 51A–3.101 of the Dallas Development Code, as amended. [Dallas City Charter Chapter XV, Sections 3 and 4; Dallas Development Code §51A-3.101]

(c) "CHAIR" means the presiding officer of the commission unless the context clearly

indicates otherwise. [Dallas City Code §8-1(2)] (d) “DIRECTOR” means the director of the department of development services, or the

director’s designee. (e) "INSPECTION TRIP" means the scheduled site inspection for items on the

commission's agenda. (f) "MEETING" means a regular or special meeting of the commission and includes all

briefings and the inspection trip. (g) "MEMBER" means a duly appointed member of the commission. [Dallas City Code §8-

1(4)] (h) “SIGNIFICANT CHANGE” means a change to a zoning application that results in any

of the following:

(1) an increase in the maximum number of dwelling units per acre or per lot.


(2) an increase in maximum structure height. (3) an increase in the maximum floor area ratio.

(4) an increase or decrease in building setbacks.

(5) an increase in maximum lot coverage.

(6) an increase or decrease in the landscaped area.

(7) an increase or decrease in the number of required parking spaces.

SECTION 3. OFFICERS. (a) Chair. (1) The chair, when present, shall preside at all meetings. In the absence of the

chair, the vice-chair shall exercise the powers of the chair. If the chair ceases to preside during a meeting, and no vice-chair is available, the chair may, subject to the approval of the commission, appoint a temporary chair. The first adjournment puts an end to this appointment. [Dallas City Code §8-9(a)]

(2) In the absence of the chair and vice-chair, the commission shall elect a temporary

chair. The election does not survive the meeting in which it is made. [Dallas City Code §8-9(a) and (c)]

(3) A temporary chair may be removed by a two-thirds vote of the commission. If

the temporary chair is removed, the members must elect a new temporary chair. This election does not survive the meeting in which it is made.

(4) The chair shall rule on points of order and procedures that are brought up in

meetings. A member may appeal to the commission from a ruling of the chair. If the appeal is seconded, the member making the appeal may briefly state reasons for the appeal and the chair may briefly explain the ruling, but there may be no debate on the appeal, and no other member may participate in the discussion. The chair shall then put the question, “Shall the decision of the chair be sustained?” If a majority of the members present vote “Aye,” the ruling of the chair is sustained; otherwise it is overruled. [Dallas City Code §8-9(b) and §8–15]

(5) The chair must be referred to as Mr. or Madam chair. [Dallas City Code §8-1(2)

and §8-9(d)] (6) The chair shall preserve order and decorum and shall appoint a sergeant-at-arms

and a deputy to enforce compliance with the Dallas City Code and these rules. The chair shall take such disciplinary actions as may be necessary to insure that decorum is preserved at all times. [Dallas City Code §8-10]


(7) The chair shall state all questions submitted for a vote, call for an affirmative and

negative vote, and announce the result. A roll call vote must be taken when requested by a member. [Dallas City Code §8–11]

(b) Vice-chair. In the absence of the chair, the vice-chair shall preside and fulfill all the

duties of the chair. [Dallas City Code §8-9(a)] (c) Commission secretary. (1) The commission secretary shall be generally responsible for the clerical work of

the commission, under the direction and supervision of the director. The commission secretary shall:

(A) keep the minutes of all meetings and proceedings showing the vote of

each member, insuring that the minutes are filed with the city secretary's office within the time required by the commission rules;

(B) maintain the original audio and video tape recording of all meetings; (C) prepare the agendas to be distributed to the members and type letters and

memoranda requested by the commission; and (D) inform members of meetings.

SECTION 4. MOTIONS. (a) Equal right to make motions. All members have an equal right to make a motion on any

item before the commission. (b) Holding motions. When recognized by the chair, a member may state a readiness to

make a motion. It is the privilege of the chair, if the chair thinks debate is not ended, to ask the member to hold the motion. The member may defer to the chair's request or make the motion. If the member defers to the request, the chair must return to that member prior to accepting a motion from any other member.

(c) Reconsideration. (1) Unless the city council refers an item back to the commission, a motion to

reconsider is the exclusive method by which an item can again be brought before the commission after a final vote has been taken.

(2) A motion to reconsider may not be made later than the next meeting. (3) A motion to reconsider can only be made by a member who voted with the

prevailing side.


(4) A motion to reconsider can be seconded by any member. (5) An item may not be twice reconsidered, except by unanimous consent of the

commission. (6) The motion to reconsider must be on an agenda that is publicly posted. In order

to reconsider the action in the same meeting at which the motion to reconsider is made, the subject matter of the reconsideration must be on the agenda that is publicly posted.

(7) A motion to reconsider may be placed on the agenda using the procedure

outlined in Section 5(b). (8) Once an action reaches the floor of the city council, the commission may not

change it. Once an action can no longer be changed by the commission, it may not be reconsidered.

(9) Except as provided in Section 51A-4.701(d) of the Dallas Development Code,

after a request for a change in a zoning district classification or boundary has been finally voted on and all possibilities of reconsideration have been exhausted, no further applications may be considered for that property for two years from the date of the final decision. [Dallas Development Code §51A-4.701(d)]

(10) An item referred back to the commission by the city council is a new item. SECTION 5. MEETING PROCEDURE. (a) Items taken in order. The items on the agenda must be acted upon in the order in which

they appear, except upon majority vote of the commission. (b) Agenda. (1) Members may have an item placed on the agenda if the request is in writing and

provided to the assistant director or the commission secretary by 4:00 p.m. the Friday preceding the meeting at which the members want the item considered.

• Consideration of the authorization of a public hearing may be placed on

the agenda if the request is signed by three members. • A motion to reconsider may be placed on the agenda if the request is

signed by one member. • Any other item may be placed on the agenda if the request is signed by

five members. An item must be placed on the agenda within 30 days after delivering the request to the assistant director or commission secretary.


(2) Notice of all special and regular meetings of the commission must be published in accordance with the Texas Open Meetings Act. [Texas Government Code Chapter 551; Dallas City Code §8-6(c) and §8-7]

(c) Calendar. (1) The commission shall adopt a calendar of meeting times and events on a regular

basis. This calendar should cover no less than a 90-day period from the date it is adopted.

(2) The chair may call special meetings at any time. The chair shall call a special

meeting upon the written request of one-third of the members. [Dallas City Code §8-3]

(d) Discussion of motion. (1) The chair shall require members to limit discussion to the question under

consideration. [Dallas City Code §8-10 and §8-13] (2) All discussion must be addressed to the chair and not to individual members. (3) No member may speak more than once upon any one item until every other

member choosing to speak on the item has spoken, and no member may speak more than twice upon any one item, nor for longer than five minutes each time, without a two-thirds vote of the members present. The ten minute limitation includes time expended by the member on discussion and debate. [Dallas City Code §8-16]

(4) A member, once recognized by the chair, may not be interrupted while speaking

unless called to order by the chair or a point of order is raised by another member. If a member is called to order while speaking, the member shall cease speaking immediately until the question of order is determined. If ruled to be in order, the member may proceed. If ruled to be not in order, the member shall remain silent or shall alter the remarks so as to comply with rules of the commission. [Dallas City Code §8-15]

(5) No member may address the chair or demand the floor while a vote is being

taken. [Dallas City Code §8-13] (e) Intermissions. Intermissions may be taken at regular intervals during meetings. The

chair shall announce the length of the intermission. Members must promptly return to the meeting room after the intermission.

(f) Public nature of meetings.


(1) All hearings of the commission are open to the public unless pertaining to matters authorized under the Texas Open Meetings Act to be discussed in executive session. [Texas Government Code Chapter 551; Dallas Development Code §51A–3.101(d)(1); Dallas City Code §8-6(a) and §8-25(a)]

(2) Meetings are held every Thursday in the city council chambers at 1:30 p.m., or

as often, and at another time and place, as the chair or commission may determine.

(g) Closed public hearings. A person may not address the commission after the public

hearing has been closed unless the public hearing is renotified. (h) Citizen speakers.

(1) After an item is called, no person may speak for more than five minutes. Those persons wanting the Commission to approve the application shall speak first. The applicant has the right to be the first speaker. After each person has finished speaking, any member may question the speaker. [the applicant will have a total of 15 minutes to address the commission, including rebuttal time, and the opposition will have a total of 15 minutes to address the commission. The applicant may reserve its entire time for rebuttal.] Time spent asking and responding to questions of members is not included in these time limits.

(2) In the case of a commission or city council authorized hearing, there is no rebuttal

time. Proponents of the proposed zoning will have a total of five minutes per person to address the commission and opponents will have a total of five minutes per person to address the commission.

(3) In the case of a quasi-judicial appeal, such as an appeal from the landmark

commission or an appeal of an apportionment determination, the appellant and the city will have a total of five minutes to address the commission. Each member of the public wishing to address the commission on the subject of the appeal may speak for five minutes following the presentations of the appellant and the city.

(4) The commission may extend the time for citizen speakers by a majority vote of

the members present. (i) Uncontested cases. The commission secretary may place items that are recommended

for approval by city staff on an uncontested agenda. When the planning department representative calls the uncontested agenda, the representative shall state the item number, the applicant, the location, the nature of the item, and the staff recommendation. An item on the uncontested agenda must be considered individually as a regular agenda item if there is anyone present to speak in opposition of staff’s recommendation or a member so requests. Any items remaining on the uncontested agenda must be approved as a group without the need for testimony from the applicant.


(j) Action of the commission. Each item must be decided upon its own merits and upon the circumstances of the item, and therefore no action of the commission sets a precedent for another item.

(k) Public records. The decisions and official records of the commission are public records

except as provided by the Texas Open Records Act. [Texas Government Code Chapter 552; Dallas Development Code §51A-3.101(d)(2); Dallas City Code §8-6(a)]

(l) Quorum. At the beginning of each regular or special meeting, the chair shall determine

whether a quorum exists. A quorum exists when there are physically present a simple majority of the members officially appointed to the commission, regardless of the total number of members actually provided for the commission, except that a quorum may not be fewer than six members. If a quorum does not exist 30 minutes after the time for which the meeting was called, the chair shall adjourn the meeting and either re-schedule the meeting at its next regular time or call a special meeting, depending on the circumstances. [Dallas City Code §8-4]

(m) When zoning cases shall be held.

(1) Except as otherwise provided in this subsection, the commission shall hold a zoning case under advisement for at least two meetings if the applicant requests any of the following changes to a zoning application after staff has finalized the case report:

(A) a request for a zoning district classification that neither the applicant,

staff, or a member had proposed beforehand.

(B) a request for a significant change.

(C) a request for any other changes that the commission finds individually or collectively, alter the fundamental character of the proposal, or that significantly affect the impact of the proposal on adjacent properties or on area transportation facilities.

(2) The requirement in Subsection (m)(1)(B) does not apply if the commission

determines by a majority vote that the impact of the proposed change in the commission’s judgement is de minimus in nature.

(3) The requirement in Subsection (m)(1)(B) does not apply if the commission

determines by a majority vote to deny the application. SECTION 6. CANCELLATION OF SCHEDULED MEETING. (a) The chair may, in inclement weather, cancel a meeting if the chair notifies the director

by 10:00 a.m. the morning of the meeting. (b) Upon receipt of notification of cancellation, the director shall immediately:


(1) notify all members, applicants or their representatives, and any other person the

director deems necessary to be notified of the cancellation of the meeting; and (2) post a notice of the cancellation with the posted agenda in all entrances to the

city council chambers. SECTION 7. CONDUCT OF MEMBERS. (a) The commission is governed by the rules of procedure and decorum for city

commissions in Chapter 8 of the Dallas City Code, as amended. [Dallas City Code Chapter 8]

(b) While in the meeting room, members shall: (1) not use telephones; (2) refrain from reading materials not pertinent to business of the commission; and (3) refrain from any other activity that could divert their attention or that of other

members from the matters before the commission. (c) A member temporarily absent from a meeting shall return to the meeting as soon as

possible. (d) A member prevented from voting on a matter for reasons of a conflict of interest shall: (1) refrain from further participation in the item; (2) refrain from discussing the matter at any time with any other member of the

commission or any other body that will consider the item; (3) leave the room during debate and hearing; (4) refrain from voting on the item; and (5) file the appropriate disclosure form with the city secretary through the

commission secretary before a vote or decision on the item. [Texas Local Government Code §212.017(d); Texas Local Government Code §171.004; Dallas City Code §8-14; Dallas City Code §12A-3]

(e) Members desiring to speak shall address the chair. When recognized by the chair, a

member shall confine remarks to the question under debate, avoid personalities and indecorous language, and refrain from impugning the motives of other members’ argument or vote. [Dallas City Code §§8-13 and 8-22(b)]


(f) Members shall maintain the confidentiality of any file, record, or other data that pertains to a land purchase, security, personnel, or legal matter. [Dallas City Code §8-14.1(a); Dallas City Code §12A-6(b)]

(g) The right of a member to address the commission on a question of personal privilege is

limited to cases in which the member's integrity, character, or motives are assailed, questioned, or impugned. [Dallas City Code §8-19]

(h) During meetings, members shall preserve order and decorum and shall neither, by

conversation or otherwise, delay nor interrupt the proceedings nor refuse to obey the orders of the chair or the rules of the commission. [Dallas City Code §8-22(a)]

(i) A member, once recognized by the chair, may not be interrupted while speaking unless called to order by the chair or a point of order is raised by another member. If a member is called to order while speaking, the member shall cease speaking immediately until the question of order is determined. If ruled to be in order, the member may proceed. If ruled to be not in order, the member shall remain silent or shall alter the remarks so as to comply with rules of the commission. [Dallas City Code §8-22(c)]

(j) All members shall accord the utmost courtesy to each other, to city employees, and to

members of the public appearing before the commission and shall refrain at all times from rude and derogatory remarks, reflection as to integrity, abusive comments, and statements as to motives and personalities. [Dallas City Code §8-22(d)]

(k) Members shall confine their questions and remarks to the issues before the commission.

[Dallas City Code §8-22(e)] (l) All recommendations, resolutions, reports, and findings of the commission must be

submitted through established administrative procedures within the city to the appropriate city department or the city council. In no event may the members of the commission, either individually or as a commission, circumvent the administrative procedure through which such information is to pass. If no action is taken, or the resolution or suggestion is not properly passed to the city council or appropriate city officials, then, upon motion duly made, seconded, and passed by a majority of the members, the chair shall make known the wishes of the commission to the city council or appropriate city official. [Dallas City Code §8-26(a)]

(m) Unless approved by the city council, members, either individually or as a commission,

shall not present commission recommendations, resolutions, reports, or findings to persons or agencies outside the city organization except in the ordinary course of official commission meetings. [Dallas City Code §8-26(b)]

(n) Under no circumstances shall members interfere in any manner with the employees who

work with the commission. Members shall make their wishes known to the director, who shall handle the matter with the employees. [Dallas City Code §8-27]

(o) If the city attorney has rendered a legal opinion regarding the commission's powers,

duties, or responsibilities, the commission shall conform its actions with the legal


opinion unless the legal opinion conflicts with a decision by a court of competent jurisdiction. [Dallas City Code §8-28]

SECTION 8. EXECUTIVE SESSIONS. [Texas Government Code Chapter 551; Dallas City Code §8-6] (a) The commission may remove itself from an open meeting by moving to go into an

executive session. Only matters authorized under the Texas Open Meetings Act may be discussed in executive session.

(b) All communication in an executive session is privileged information. The privilege can

only be waived by a member by formal waiver. Members are cautioned that discussing the privileged communication with the public, the media, or any other person not privy to the executive session may damage or waive the privilege.

(c) The commission may only hold an executive session when: (1) seeking the advice of its attorney about pending or contemplated litigation,

settlement offers, or any matter in which the duty of the commission's attorney to his client under the Texas Disciplinary Rules of Professional Conduct of the State Bar of Texas clearly conflicts with the Texas Open Meetings Act;

(2) deliberating the purchase, exchange, lease, or value of real property if

deliberation in an open meeting would have a detrimental effect on the position of the city in negotiations with a third person;

(3) deliberating a negotiated contract for a prospective gift or donation to the city if

deliberation in an open meeting would have a detrimental effect on the position of the city in negotiations with a third person;

(4) deliberating the appointment, employment, evaluation, reassignment, duties,

discipline, or dismissal of a public officer or employee, or to hear a complaint or charge against an officer or employee unless the officer or employee who is the subject of the deliberation or hearing requests a public hearing;

(5) deliberating the deployment, or specific occasions for implementation, of

security personnel or devices; or (6) discussing or deliberating commercial or financial information that the city has

received from a business prospect that the city seeks to have locate, stay, or expand in or near the city and with which the city is conducting economic development negotiations; or deliberating the offer of a financial or other incentive to a business prospect. [Texas Government Code Chapter 551, Subchapter D]

(d) A motion to go into an executive session must be seconded and requires a majority vote.

If the motion passes, the commission shall follow the following procedure:


(1) The chair shall announce that the commission is going into an executive session,

identifying the section of the Texas Open Meetings Act under which the executive session is held.

(2) The chair shall announce the date and time. (3) Members shall move quickly to the location of the executive session with no

discussion among themselves or with members of the public or media. (4) The chair shall announce the date and time at the beginning of the executive

session. (5) The executive session must be tape recorded. (6) The chair shall announce the date and time at the end of the executive session. (7) After the executive session, members shall return quickly to the meeting room

with no discussion among themselves or with members of the public or media. (8) The chair shall announce the date and time when the commission resumes the

open meeting. [Texas Government Code Chapter 551, Subchapter E; Dallas City Code §8-6(b)]

SECTION 9. ATTENDANCE. (a) All members shall comply with the attendance rules set forth in Chapter XXIV, Section

17, of the City of Dallas Charter and Chapter 8 of the Dallas City Code, as amended. (b) Members may not be excused from attendance at a meeting unless for medical reasons

certified to by a physician or unless excused by the commission and the city council. [Dallas City Charter Chapter XXIV, §17; Dallas City Code §8-20(a)]

(c) A member who certifies visiting one or more, but not all, of the scheduled sites visited

by the inspection trip is absent for the purpose of the attendance rules. A member will be counted absent unless the member attends both the inspection trip and the meeting, or the member represents that a personal inspection has been made of each location visited by the inspection trip and attends the meeting. A member can certify inspection trip attendance by submitting a "Personal Inspection of Sites" form to the commission secretary. [Dallas City Code §8-20.1]

(d) A member may not leave a meeting without acknowledgment by the chair. A member

who leaves a meeting after the commission has been duly called to order and is absent for the remainder of the meeting, without first obtaining the consent of the chair, will be charged with an unexcused absence for that meeting. The consent of the chair may be given only in an emergency beyond the control of the member that requires the member to leave the meeting. [Dallas City Code §8-21]


(e) A member absent from the meeting room because of a conflict of interest is not absent

for purposes of the attendance rules. SECTION 10. VOTING AND VOTING QUALIFICATIONS. (a) Every member present when a question is put shall vote either “yes” or “no,” unless the

member is prevented from voting because of a conflict of interest. [Dallas City Code §8-17; Dallas Development Code §51A-3.101(b)]

(b) A member who is absent from the meeting during a vote and returns to or arrives at the

meeting before adjournment shall, upon returning or arriving, vote on every question for the record unless prevented from voting by a conflict of interest. A member recorded present during a meeting who does not vote and who is not prevented from voting by a conflict of interest, will be recorded as having voted in the affirmative, unless the member has obtained the consent of the chair to leave the meeting and is absent for the remainder of the meeting. [Dallas City Code §8-17]

(c) Whenever a vote is taken on an item, the chair shall call out the votes of each member in

favor and each member in opposition, and shall announce the result. Members may not explain their votes during the voting. [Dallas City Code §8-18]

(d) A member not present on the inspection trip may vote only on the items the member has

personally inspected or the items not visited by the inspection trip. (e) Once cast and called out, no vote may be changed except through a reconsideration.

Votes called out in error must be corrected immediately on the public record. Votes registered improperly in the minutes may be corrected by the procedure set forth in Section 11.

SECTION 11. MINUTES. (a) Within five days after any meeting, the commission secretary shall submit a list of

members absent and a draft of the minutes to the city secretary. [Dallas City Code §8-8] (b) The draft of the minutes must be distributed to the commission not later than its next

regular meeting. (c) Corrections to the minutes may be submitted to the commission secretary at any time up

until the second regular meeting after the meeting at which the draft was distributed. (1) Unless the corrections address changes in the registration of votes or changes in

the wording of a motion, the commission secretary shall incorporate the changes. (2) If corrections address changes in the registration of votes or changes in the

wording of a motion, the commission secretary shall prepare the portion of the


official record relied on in the preparation of the draft and present it to the commission. The commission shall vote, after hearing the record, whether to accept the correction as submitted, modify the correction, or let the minutes stand.

(d) The approved minutes must be filed in the office of the city secretary within five days

after the meeting at which the minutes were finally approved. [Dallas City Code §8-8] SECTION 12. ENFORCEMENT. (a) The chair shall have members removed from the meeting for failure to comply with

decisions of the chair or continued violations of the rules of the commission. If the chair fails to act, any member may move to require the chair to enforce the rules, and the affirmative vote of a majority of the commission will require the chair to act. [Dallas City Code §8-22(f)]

(b) The chair shall have a member of the public making personal, impertinent, or slanderous

remarks, or who becomes boisterous while attending a commission meeting, removed from the room. The chair shall not permit unauthorized remarks from the audience, stamping of feet, whistles, yells, and similar demonstrations, and shall have offenders removed from the room. The chair shall bar the person removed from attendance for the balance of the meeting. Aggravated cases will be prosecuted on appropriate complaint signed by the chair. If the chair fails to act, any member may move to require enforcement of the rules, and the affirmative vote of the majority of the commission will require the chair to act. [Dallas City Code §8-25(b) and (c)]

SECTION 13. COMMITTEES. (a) Standing committees. The standing committees of the commission are:

(1) Arts District Sign Review Committee. (2) Comprehensive Land Use Plan Committee (CLUP).

(3) Rules Committee. (4[3]) Special Sign District Advisory Committee. (5[4]) Subdivision Review Committee. (6[5]) Thoroughfare Committee. (7[6]) Trinity River Committee.

(8[7]) Urban Design Advisory Committee (UDAC).

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(9[8]) Zoning Ordinance Advisory Committee (ZOAC). (b) Ad hoc committees. The chair may create ad hoc committees from time to time to study

and make recommendations on specific issues. An ad hoc committee must have at least three persons, one of whom must be a member. An ad hoc committee must be established for a designated time, which may be extended by the chair.

(c) Placing an item on a committee agenda. (1) Any member may have an item placed on the committee’s agenda if the request is

in writing, signed by five members or a majority of the committee, and the request is provided to the commission secretary by 4:00 p.m. the Friday preceding the meeting at which the five members or a majority of the committee wants the item considered.

(2) Items to be considered by a committee must be scheduled on the committee's

agenda in the order received, unless otherwise directed by the commission or city council.

(d) Committee rules. (1) All committees shall determine their meeting times. The date, time, and place of

each committee meeting must be published in the commission's agenda. (2) The attendance rules in Chapter 8 of the Dallas City Code apply to all

committees. (3) A majority of the appointees constitutes a quorum of any committee. (4) Any item may be taken from a committee and considered by the commission

upon a majority vote of all members. (5) Committees shall undertake the responsibilities as directed by the commission. (6) Recommendations made by committees are not binding on the commission. (7) Appointees shall promptly disclose any conflict of interest to the committee,

shall refrain from further participation in the item, and may not be present during any discussion or voting on the matter.

(8) Committee agendas must be posted on a bulletin board at a place convenient to

the public in the city hall in accordance with the Texas Open Meetings Act. [Texas Government Code Chapter 551]

(e) Committee creation, membership, and appointment. (1) Except as provided in this section and by applicable provisions of the Dallas City

Code, all committees are created by the commission.


(2) Appointment. (A) Ad hoc committees. The chair shall appoint appointees to ad hoc

committees and the chair and vice chair of ad hoc committees. (B) Standing committees. (i) Except for the arts district sign review committee and the special

sign district advisory committee, the chair shall appoint appointees to standing committees and shall appoint the chair and vice chair of standing committees.

(ii) Appointments to the arts district sign review committee are made

by the commission in accordance with Section 51A-7.1204(d). (iii) Appointments to the special sign district advisory committee are

made by the commission in accordance with Section 51A-7.504(a). (iv) If no objection is raised within 30 days after the appointments by

any member, the appointments are approved for a two-year period that runs concurrently with the terms of the commission. To raise an objection to any appointments made by the chair, a member must submit a letter identifying the appointment objected to, and the grounds for which such objection is made, to the commission secretary. The commission secretary shall present any objection to the commission for consideration.

(C) Vacancies. Any vacant position on a committee must be filled using the

applicable procedure described in Subparagraphs (A) and (B), regardless of when the vacancy arises.

(D) Temporary members. The chair or vice chair of any committee may

appoint any member of the commission as a temporary member of such committee for the sole purpose of meeting quorum requirements. The first adjournment puts an end to this appointment.

(3) Each member, with the exception of the chair, must be appointed to at least one

committee unless excused by the chair at the request of the member. (f) Standing committees. (1) Arts District Sign Review Committee. The committee is governed by Section

51A-7.1204 of the Dallas Development Code, as amended. If there is a conflict between this section and Section 51A-7.1204 of the Dallas Development Code, Section 51A-7.1204 controls. [Dallas Development Code §51A-7.1204]


(2) Comprehensive Land Use Plan Committee. The committee shall provide oversight and guidance for developing or updating the citywide comprehensive land use plan or area-based land use plans, to facilitate their passage and implementation, and to monitor their progress, in order to advance future land use goals that promote economic vitality, environmental sustainability, and equity throughout Dallas.

(A) Membership.

(i) The chair shall appoint a minimum of 12 and a maximum of 17 City of Dallas residents including three members and at least one member or resident with knowledge or expertise in each of the following areas:

(a) Urban design, urban planning, or landscape architecture. (b) Neighborhood stabilization or revitalization. (c) Real estate development, finance, or economics. (d) Multimodal transportation. (e) Environmental sustainability. (f) Social equity.

(g) Other areas of knowledge or expertise relevant to the comprehensive land use plan.

(ii) The committee chair must be a member.

(iii) The overall committee composition will strive to reasonably reflect

Dallas’s current racial and ethnic diversity and will solicit views from a wide range of socio-economic backgrounds and geographic areas.

(B) Roles. The CLUP will achieve its stated purpose by performing the following

roles and recommending commission action as necessary:

(i) Providing oversight and guidance during the comprehensive land use plan update process by:

(a) Providing feedback to staff through regular review

meetings and work with staff who will provide periodic progress updates to the commission and city council.

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(b) Serving as a forum for formal stakeholder input including, but not limited to, allowing public comment during regular meetings and, if necessary, holding special meetings for public input.

(c) Reviewing the draft comprehensive land use plan update

and forwarding it to the commission with recommendations.

(ii) Monitoring, reporting on, and making recommendations regarding

the implementation of the comprehensive plan after adoption by:

(a) Reviewing an annual staff evaluation of the comprehensive plan implementation program against established metrics.

(b) Reviewing updates to the comprehensive plan

implementation program, including, but not limited to, updating areas to be considered for an authorized hearing for rezoning based on adopted land use plans.

(c) Reviewing area-based land use plans brought forward by

staff for incorporation into the comprehensive land use plan.

(d) Reviewing other zoning or development issues relevant to

the comprehensive plan implementation as directed by the commission.

(iii) Receiving briefings and recommending briefings to the

commission as needed. (iv) Fulfilling other roles deemed necessary by the commission in the

achievement of the committee’s stated purpose.

(C) Meetings. The committee shall meet at least quarterly in their role to accomplish the stated purpose of the committee.

(3) Rules Committee. The committee shall make recommendations to the

commission on proposed amendments to the commission’s rules of procedure. (4[3]) Special Sign District Advisory Committee. (A) The committee is governed by Section 51A–7.504 of the Dallas

Development Code, as amended. If there is a conflict between this section and Section 51A-7.504 of the Dallas Development Code, Section 51A-7.504 controls. [Dallas Development Code §51A-7.504]

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(B) The committee shall also make recommendations to the commission on amendments to Article VII, “Sign Regulations,” of the Dallas Development Code after carefully considering the impact of proposed amendments; ensuring that amendments meet the spirit and intent of the Dallas Development Code and do not contradict other existing regulations; and receiving input from citizens, interest groups, professional organizations, and any other groups or individuals deemed appropriate.

(5[4]) Subdivision Review Committee. (A) The committee shall review and make recommendations to the

commission on an applicant’s appeal of the: (i) city staff’s proposed preliminary plat conditions, and

(ii) subdivision administrator’s determination regarding satisfaction of preliminary plat conditions.

(B) The committee shall review and make recommendations to the

commission on requests for street name changes. (C) The committee shall make recommendations to the commission on

amendments to Article VIII, “Plat Regulations,” of the Dallas Development Code after carefully considering the impact of proposed amendments; ensuring that amendments meet the spirit and intent of the Dallas Development Code and do not contradict other existing regulations; and receiving input from citizens, interest groups, professional organizations, and any other groups or individuals deemed appropriate.

(6[5]) Thoroughfare Committee. (A) The committee shall review and make recommendations to the

commission on proposed amendments to the city's Thoroughfare Plan, or the Central Business District Streets and Vehicular Circulation Plan.

(B) The committee shall review all traffic management operations, and

DART-related transportation issues that would affect or amend the city's Thoroughfare Plan, or the Central Business District Streets and Vehicular Circulation Plan.

(C) The committee shall make recommendations to the commission on

amendments to Article IX, “Thoroughfares,” in the Dallas Development Code after carefully considering the impact of proposed amendments; ensuring that amendments meet the spirit and intent of the Dallas Development Code and do not contradict other existing regulations; and receiving input from citizens, interest groups, professional organizations, and any other groups or individuals deemed appropriate.


(7[6]) Trinity River Committee.

(A) Responsibilities. The committee shall provide recommendations on planning and design of the Trinity River Corridor, including the area in the Trinity River Corridor Comprehensive Land Use Plan.

(B) Membership. (i) The committee must be composed of four members and five

citizens. The five citizens must include a representative of the cultural or arts community, a representative of residential neighborhoods, a representative of the central business district, an architect or urban planner, and a landscape architect.

(ii) The chair and vice-chair of the committee must be members.

(8[7]) Urban Design Advisory Committee (UDAC). (A) Responsibilities. The committee shall: (i) provide recommendations for improving urban design; (ii) provide recommendations on planning and design of the central

business district; and (iii) provide recommendations on land use studies except those

addressed by the Trinity River Committee. (B) Membership. (i) The committee must be composed of two members and five

citizens. The five citizens must include a representative of the cultural or arts community, a representative of residential neighborhoods, a representative of the central business district, an architect or urban planner, and a landscape architect.

(ii) The chair and vice-chair of the committee must be members. (C) Terms. An appointee who has served on the committee for four

consecutive two-year terms is ineligible to serve on the committee until at least one two-year term has elapsed.

(D) Reporting. Any member serving on the committee may inform the

commission about the committee's discussions and recommendations during the briefing of an item.


(E) The procedures in this paragraph supplement the procedures in Section 13, “Committees” and apply only to UDAC. If there is a conflict between this paragraph and Section 13, this paragraph controls.

(9[8]) Zoning Ordinance Advisory Committee (ZOAC). (A) Responsibilities. The committee shall make recommendations to the

commission on amendments to Article IV, “Zoning Regulations,” Article X, “Landscape and Tree Preservation Regulations,” Article XII, “Gas Drilling and Production Regulations,” and Article XIII, “Form Districts,” of the Dallas Development Code after carefully considering and understanding the impact of proposed amendments; ensuring that amendments meet the spirit and intent of the Dallas Development Code and do not contradict other existing regulations; and receiving input from citizens, interest groups, professional organizations, and any other groups or individuals deemed appropriate.

(B) Membership. (i) The committee must be composed of two or three members and

five citizens. (ii) The chair and vice-chair of the committee must be members. (C) Terms. An appointee who has served on the committee for four

consecutive two-year terms is ineligible to serve on the committee until at least one two-year term has elapsed.

(D) Reporting. Any member serving on the committee may inform the

commission about the committee's discussions and recommendations during the briefing of an item.

(E) Expedited processing of items. (i) City staff shall submit items to the committee within 90 days after

submission of a complete application or authorization by the commission or city council.

(ii) The committee shall forward its recommendation to the

commission within 90 days after submission of the item to the committee. The 90 day deadline may be extended by majority vote of the commission.

(F) The procedures in this paragraph supplement the procedures in Section

13, “Committees” and apply only to ZOAC. If there is a conflict between this paragraph and Section 13, this paragraph controls.


SECTION 14. LIAISON TO LANDMARK COMMISSION. (a) The chair shall appoint a liaison to the Landmark Commission. (b) Any objections to appointments under this section must be made in accordance with the

procedures for making objections outlined in Section 13(e)(2)(B) above. SECTION 15. AMENDMENTS AND SUSPENSIONS. Any provision of these rules not governed by the City of Dallas Charter, Dallas City Code, Dallas Development Code, or state law may be temporarily suspended by a two-thirds vote of the members present. SECTION 16. OTHER RULES OF PROCEDURE. The commission shall follow “Roberts Rules of Order Newly Revised” unless otherwise provided in the Dallas City Code, as amended. [Dallas City Code §8–5]

(Revised 8-_-20)

9/10/2020

1st & 3rd

CITY PLAN COMMISSION MEETING SCHEDULE

2021

January

7 Meeting 14 Off 21 Meeting 28 Off

February


March

4 Meeting 11 Off 18 Meeting (Spring Break)

25 Off

April

1 Meeting (Maundy/Holy Thurs) (Passover)

8 Off 15 Meeting 22 Off 29 Off

May


June


July

1 Meeting 8 Off 15 Meeting 22 Off 29 Off

August


September 2 Meeting 9 Off 16 Meeting (Yom Kippur)

23 Off 30 Off

October

7 Meeting

14 Off 21 Meeting

28 Off

November

4 Meeting 11 Off (Veterans day)

18 Meeting 25 Off (Thanksgiving)

December

2 Meeting (Hanukkah) 9 Off 16 Meeting 23 Off 30 Off (Kwanzaa)

9/10/2020

1st & 3rd - Alternate CITY PLAN COMMISSION

MEETING SCHEDULE 2021

January


February


March

4 Meeting 11 Off 18 Off (Spring Break)

25 Meeting

April

1 Off (Maundy/Holy Thurs)

(Passover) 8 Meeting 15 Off 22 Meeting 29 Off

May


June


July

1 Meeting 8 Off 15 Meeting 22 Off 29 Off

August


September 2 Meeting 9 Off 16 Off (Yom Kippur)

23 Meeting 30 Off

October

7 Meeting

14 Off 21 Meeting

28 Off

November

4 Meeting 11 Off (Veterans day)

18 Meeting 25 Off (Thanksgiving)

December

2 Meeting (Hanukkah) 9 Off 16 Meeting 23 Off 30 Off (Kwanzaa)

9/10/2020

2021 Holiday Calendar

Friday, January 1

New Year’s Day (2020 Kwanzaa Ends)

Monday, January 18

Martin Luther King, Jr. Day

Monday, February 15

Presidents’ Day

Monday, March 15 – Friday, March 19

DISD Spring Break

Thursday, April 1

Maundy Thursday (Holy Thursday)

Friday, April 2

Good Friday

Sunday, April 4

Easter

Saturday, March 27 – Saturday, April 3 (begins at sunset and ends at nightfall)

Passover

Saturday, May 1 – Tuesday, May 4 (Boston, Massachusetts)

National APA

Monday, May 31

Memorial Day

Sunday, July 4 Monday, July 5 (COD observed)

Independence Day

Monday, September 6

Labor Day

Monday, September 6 - Wednesday, September 8 (begins at sunset and ends at nightfall)

Rosh Hashanah

Wednesday, September 15 - Thursday, September 16 (begins at sunset and ends at nightfall)

Yom Kippur

Monday, October 11

Columbus Day

TBD (Fort Worth)

Texas APA

Thursday, November 11

Veterans Day

Thursday, November 25

Thanksgiving Day

Sunday, November 28 – Monday, December 6 (begins at sunset and ends at nightfall)

Hanukkah

Saturday, December 25 Friday, December 24 (COD observed)

Christmas Day

Saturday, January 1, 2022 Friday, December 31 (COD observed)

News Year Day

Sunday, December 26, 2021 – Saturday, January 1, 2022 Kwanzaa

1 CITY PLAN COMMISSION Thursday, September 17, 2020 ...

Documents

Transcript of 1 CITY PLAN COMMISSION Thursday, September 17, 2020 ...