Davis-Bishop Rezoning Case

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CITY PLAN COMMISSION THURSDAY, MAY 6, 2010

Planner: David Cossum

FILE NUMBER: Z089-219 (DC) DATE AUTHORIZED: June 10, 2009

LOCATION: Davis Street corridor between Plymouth Road to the west andZang Boulevard to the east

COUNCIL DISTRICT: 1, 3 MAPSCO: 44-Y, 44-Z, 53-D, 54-A,54-B, 54-C, 54-D, 54-F, 54-G, 54-H

SIZE OF REQUEST: Approx. 345 acres CENSUS TRACT: 42.01, 42.02,45.00, 46.00, 47.00, 68.00

REQUEST: 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 SpecificUse Permit No. 1254 on a portion, MU-1 Mixed Use District, LO-1 LimitedOffice District with a D Dry Liquor Control Overlay on a portion, NS(A)Neighborhood Service District, CR Community Retail District with a D DryLiquor Control Overlay on a portion, CS Commercial Service District withdeed 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. 87with Historic Overlay No. 15, a portion of Tract 1A and all of Tract 2A withinPlanned Development District No. 160 with Historic Overlay No. 59 on aportion and Specific Use Permit No. 1733 on a portion, Tract 2 withinPlanned Development District No. 340, portions of the MCO and the LCO

Subdistricts within Planned Development District No. 631 with Specific UsePermit No. 1098 on a portion and a D Dry Liquor Control Overlay on aportion, Planned Development District No. 768, all of Subarea 2 and aportion of Subarea 3 within Conservation District No. 1, ConservationDistrict No. 7 with Historic Overlay No. 95 on a portion and a D Dry LiquorControl Overlay on a portion generally along both side of Davis Street fromPlymouth Road to Zang Boulevard.

SUMMARY: The proposed planned development generally includes properties located northof Davis Street between Polk Street and Tyler Street; properties located north of Davis Streetbetween Van Buren Avenue and Cedar Hill Avenue and south of 5 th Street; properties locatednorth of Davis Street on both sides of Bishop Avenue to south of Colorado Boulevard; propertieslocated 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 ZangBoulevard north of 10th Street (including properties fronting the south side of 10 th Street) withconsideration given to appropriate zoning for the area including use, development standards,parking, landscape, sign, and other appropriate regulations that protect and enhance existingneighborhoods with consideration given to the land use recommendations contained in theBishop/Davis Land Use and Zoning Study done by GFF Planning.

STAFF RECOMMENDATION: Approval subject to staff conditions.

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BACKGROUND INFORMATION:

A 12 member Bishop/Davis Land Use Study Advisory Committee was appointed inthe Spring of 2008 to advise and guide a privately funded study to develop acomprehensive 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 thesite.

On June 10, 2009, the City Council authorized the hearing to consider proper zoningfor this area with direction given to favorably consideration given to the land userecommendations contained in the Bishop/Davis Land Use and Zoning Study doneby GFF Planning.

The GFF Planning consulting team initially met with several North Oak Cliff

stakeholders, later a representative group of Bishop-Davis stakeholders, to establishgoals and objectives for new residential and business development along DavisStreet and Bishop Avenue to the Methodist Hospital corridor.

The study area boundary was suggested by the consulting team and ratified by the12-member Steering Committee (appointed by former Mayor Pro Tem Dr. ElbaGarcia and Councilmember Dave Neumann). The intent was to include propertiesthat fronted onto Davis Street and Bishop Avenue, including all contiguousproperties zoned commercial, multifamily, duplex and extending south to theboundary of the Jefferson Avenue Planned Development; except a portion of theGarden 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 includedwithin 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 DistrictOverlay No. 15. The general boundary consisted of the south side of Davis Streetfrom both sides of Willomet Avenue to both sides of Rosemont Avenue and the northside of Davis Street from both sides of Clinton Avenue to Edgefield Avenue.

The proposal did not include revisions or amendments to the preservation criteriawithin the Winnetka Heights Historic District. The proposal was brought to the

Landmark Commission because development standards and use standards are partof the Winnetka Heights Planned Development District (PD No. 87) and located inthe same ordinance as the Historic District provisions. The proposal amended thatportion of the PD No. 87 that is adjacent to Davis Street to allow for additional uses,modify dimensional requirements, and parking requirements.

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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 Collector S-4-UDavis Street(Westmoreland to Hampton)

Major Arterial S-4-D(A)

Davis Street(Hampton to Patton)

Major Arterial Study

Hampton Road Principal Arterial M-6-D(A)Jefferson Boulevard Principal Arterial M-6-D(A)Plymouth Road Collector S-2-U*Polk Street Principal Arterial M-6-D(B)Tyler Street Principal Arterial EXST CPLTZang Boulevard Major Arterial M-6-D(A)

Land Use:

Please refer to the attached matrixes for a description of existing zoning. The requestarea itself is diverse pattern of single family, multi family, office, retail and commercialuses. There are single family areas to the north and south of much of the corridor.

Comprehensive Plan: The fowardDallas! Comprehensive Planwas adopted by theCity Council in June 2006. The fowardDallas! Comprehensive Planoutlines goals andpolicies to support the proposal.

Land Use Element

GOAL 1.1 ALIGN LAND USE STRATEGIES WITH ECONOMIC EVELOPMENTPRIORITIES

Policy 1.1.5 Strengthen existing neighborhoods and promoteneighborhoods unique characteristics.

Acknowledge the importance of neighborhoods to the citys long-term health andvitality. Dallas is a city of great neighborhoods. To attract new families andmaintain existing stable neighborhoods, residents must take pride in and feelconfident in investing in their neighborhoods over the long term. Existingneighborhoods require public and private investment and attention to maintaintheir desirability as places to live. New neighborhoods must be pedestrian-friendly, have a sense of community, and exhibit long-term viability.

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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 consistentwith the forwarddallas! Visions Mixed-use building Blocks. These compatibleland uses should be appropriate to and complement the surrounding area andwould preclude land uses that are inherently incompatible with residential qualityof 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 thatwill comprise 12 subareas to be identified as follows: Subarea 1 Bishop Avenue; Subarea2 Bishop Arts; Subarea 3 Garden District; Subarea 4 Kidd Springs; Subarea 5 Kings HighwayGateway; 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 besubject to Article X of the Dallas Development Code, as amended with some additionalrequirements 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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Davis-Bishop Rezoning Case

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