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THURSDAY, MAY 6, 2010 Planner: David Cossum
FILE NUMBER: LOCATION:
DATE AUTHORIZED: June 10, 2009
Davis Street corridor between Plymouth Road to the west and Zang Boulevard to the east 1, 3 MAPSCO: 44-Y, 44-Z, 53-D, 54-A, 54-B, 54-C, 54-D, 54-F, 54-G, 54-H CENSUS TRACT: 42.01, 42.02, 45.00, 46.00, 47.00, 68.00
SIZE OF REQUEST:
Approx. 345 acres
A City Council authorized hearing to determine the proper zoning on property zoned R-5(A) Single Family District, D(A) Duplex District, TH-3(A) Townhouse District, MF-2(A) Multifamily District with Historic Overlay No. 123 on a portion, Specific Use Permit No. 814 on a portion and Specific Use Permit No. 1254 on a portion, MU-1 Mixed Use District, LO-1 Limited Office District with a D Dry Liquor Control Overlay on a portion, NS(A) Neighborhood Service District, CR Community Retail District with a D Dry Liquor Control Overlay on a portion, CS Commercial Service District with deed restrictions on a portion, P(A) Parking District, portions of Tracts 1, 2, and 3 and Tracts 3a and 3b within Planned Development District No. 87 with Historic Overlay No. 15, a portion of Tract 1A and all of Tract 2A within Planned Development District No. 160 with Historic Overlay No. 59 on a portion and Specific Use Permit No. 1733 on a portion, Tract 2 within Planned Development District No. 340, portions of the MCO and the LCO Subdistricts within Planned Development District No. 631 with Specific Use Permit No. 1098 on a portion and a D Dry Liquor Control Overlay on a portion, Planned Development District No. 768, all of Subarea 2 and a portion of Subarea 3 within Conservation District No. 1, Conservation District No. 7 with Historic Overlay No. 95 on a portion and a D Dry Liquor Control Overlay on a portion generally along both side of Davis Street from Plymouth Road to Zang Boulevard.
SUMMARY: The proposed planned development generally includes properties located north
of Davis Street between Polk Street and Tyler Street; properties located north of Davis Street between Van Buren Avenue and Cedar Hill Avenue and south of 5th Street; properties located north of Davis Street on both sides of Bishop Avenue to south of Colorado Boulevard; properties located south of Davis Street between Plymouth Road and Hampton Road north of Jefferson Boulevard and properties located south of Davis Street between Polk Street and Zang Boulevard north of 10th Street (including properties fronting the south side of 10th Street) with consideration given to appropriate zoning for the area including use, development standards, parking, landscape, sign, and other appropriate regulations that protect and enhance existing neighborhoods with consideration given to the land use recommendations contained in the Bishop/Davis Land Use and Zoning Study done by GFF Planning.
Approval subject to staff conditions.
BACKGROUND INFORMATION: • A 12 member Bishop/Davis Land Use Study Advisory Committee was appointed in the Spring of 2008 to advise and guide a privately funded study to develop a comprehensive set of planning and zoning recommendations for the Davis Street and Bishop Avenue corridor. On May 14, 2009, the City Plan Commission authorized a hearing on a portion of the site. On June 10, 2009, the City Council authorized the hearing to consider proper zoning for this area with direction given to favorably consideration given to the land use recommendations contained in the Bishop/Davis Land Use and Zoning Study done by GFF Planning. The GFF Planning consulting team initially met with several North Oak Cliff stakeholders, later a representative group of Bishop-Davis stakeholders, to establish goals and objectives for new residential and business development along Davis Street and Bishop Avenue to the Methodist Hospital corridor. The study area boundary was suggested by the consulting team and ratified by the 12-member Steering Committee (appointed by former Mayor Pro Tem Dr. Elba Garcia and Councilmember Dave Neumann). The intent was to include properties that fronted onto Davis Street and Bishop Avenue, including all contiguous properties zoned commercial, multifamily, duplex and extending south to the boundary of the Jefferson Avenue Planned Development; except a portion of the Garden District West zoned R-5 and a one block ribbon of the Kidd Springs PD north of Davis and west of Cedar Hill. No single family detached zoning was included within the study area boundary. The Landmark Commission recommended the creation of Tract IV on April 5, 2010, in Planned Development District No. 87 and the Winnetka Heights Historic District Overlay No. 15. The general boundary consisted of the south side of Davis Street from both sides of Willomet Avenue to both sides of Rosemont Avenue and the north side of Davis Street from both sides of Clinton Avenue to Edgefield Avenue. The proposal did not include revisions or amendments to the preservation criteria within the Winnetka Heights Historic District. The proposal was brought to the Landmark Commission because development standards and use standards are part of the Winnetka Heights Planned Development District (PD No. 87) and located in the same ordinance as the Historic District provisions. The proposal amended that portion of the PD No. 87 that is adjacent to Davis Street to allow for additional uses, modify dimensional requirements, and parking requirements.
Zoning History: There has been no recent zoning activity in the immediate area relevant to this request. Thoroughfares/Streets:
Thoroughfare/Street Type Existing ROW & Proposed ROW
Bishop Avenue Davis Street
(Westmoreland to Hampton)
Collector Major Arterial Major Arterial Study Principal Arterial Principal Arterial Collector Principal Arterial Principal Arterial Major Arterial
(Hampton to Patton)
Hampton Road Jefferson Boulevard Plymouth Road Polk Street Tyler Street Zang Boulevard Land Use:
M-6-D(A) M-6-D(A) S-2-U* M-6-D(B) EXST CPLT M-6-D(A)
Please refer to the attached matrixes for a description of existing zoning. The request area itself is diverse pattern of single family, multi family, office, retail and commercial uses. There are single family areas to the north and south of much of the corridor. Comprehensive Plan: The fowardDallas! Comprehensive Plan was adopted by the City Council in June 2006. The fowardDallas! Comprehensive Plan outlines goals and policies to support the proposal. Land Use Element GOAL 1.1 ALIGN LAND USE STRATEGIES WITH ECONOMIC EVELOPMENT PRIORITIES Policy 1.1.5 Strengthen existing neighborhoods’ unique characteristics. neighborhoods and promote
Acknowledge the importance of neighborhoods to the city’s long-term health and vitality. Dallas is a city of great neighborhoods. To attract new families and maintain existing stable neighborhoods, residents must take pride in and feel confident in investing in their neighborhoods over the long term. Existing neighborhoods require public and private investment and attention to maintain their desirability as places to live. New neighborhoods must be pedestrianfriendly, have a sense of community, and exhibit long-term viability.
Urban Design Element GOAL 5.2 STRENGTHEN COMMUNITY AND NEIGHBORHOOD IDENTITY Policy 5.3.1 Encourage a balance of land uses within walking distance of each other. The City should encourage integrating and balancing land uses, as is consistent with the forwarddallas! Vision’s Mixed-use building Blocks. These compatible land uses should be appropriate to and complement the surrounding area and would preclude land uses that are inherently incompatible with residential quality of life and/ or uses that have negative or harmful secondary effects. Trinity River Plan: The area is not located within the Trinity River boundary. STAFF ANALYSIS: The proposed Planned Development District consists of approximately 345 acres that will comprise 12 subareas to be identified as follows: Subarea 1 Bishop Avenue; Subarea 2 Bishop Arts; Subarea 3 Garden District; Subarea 4 Kidd Springs; Subarea 5 Kings Highway Gateway; Subareas 6, 6A, 6B and 6C as Davis Corridor; Subarea 7 Winneta Heights Village; 7A Community Retail; and Subarea 8 Garden District West. Staff is supportive of the general goals and objectives of the zoning being proposed to create a vibrant mixed use community along this portion of the Davis Street Corridor. Staff has some concerns with potential impacts of the proposed density and parking reductions being proposed on adjacent residential areas but has attempted to formulate recommendations to address these issues. Landscaping: Any future development within the proposed Planned Development District will be subject to Article X of the Dallas Development Code, as amended with some additional requirements for street trees. Traffic: The Engineering Section of the Department Development Services has reviewed the proposal and determined that it will not impact the surrounding street system for the proposed development.
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