| # |
Item |
Standard Zoning (R-7.5)
|
Sub-Area 2 (Kessler
Square & Kessler Highlands) |
| 1 |
Height |
30 feet maximum (measured
from grade to the mid-point of the lowest eave to the top
of house) |
30 feet maximum height
to the peak of the roof, from average of front ground level.
First stories with a maximum 10 feet vertical face, as measured
from the finished floor. (does not include front facing gables) |
| 2a |
Front yard setback |
25 feet minimum |
Average of the two adjacent houses. |
| 2b |
Rear yard setback |
5 feet minimum |
5 feet minimum |
| 2c |
Side yard setback |
5 feet minimum |
5 feet minimum on
neighbor’s driveway side and 8 feet minimum on the side with
original driveway; Remodels can keep existing setbacks on
both sides Second story additions can be flush with the ground
floor (i.e. can violate 5 or 8 ft side setbacks and use same
side setback as original house) |
| 3a |
Front yard fences
Height Material |
4 feet maximum height
No regulation |
Not allowed |
| 3b |
Rear yard fences Height
Material |
9 feet maximum height
No regulation |
Must be set back at
least 30 feet from front façade. Maximum height of 9 feet
on back side of fence. Materials can be wood, stone, iron,
or chain link. |
| 3c |
Corner-side yard fences
Height Material |
9 feet maximum height
No regulation |
Must be set back at
least 30 feet from front façade. Maximum height of 9 feet
on side yard fence. Maximum height on alley is 9 feet. Materials
can be wood, stone, iron, or chain link. |
| 4 |
Driveways |
# |
Driveways must stay
on original side. Exception being those where the driveway
is on the north or west side. Only one curb cut per lot (except
corner lots) with a maximum width of 10 feet. Corner lots
can have 1 curb cut on each street total. |
| 5 |
Lot coverage* |
45% |
45% |
| 6 |
Lot size* |
7500 square foot minimum |
7500 square foot minimum |
| 7 |
Stories* |
No maximum |
2 story maximum |
| 8 |
Floor Area Ratio |
No maximum |
.45 (45%) maximum
(main structure only) allows up to approx. 3400 s.f. home |
| 9 |
Accessory Structures |
# |
Must be located in
rear 1/3 of the lot. |
| 10 |
Remodeling |
# |
Certain features may
not be removed |
| 11 |
Additions |
# |
Must match style of
existing house and use the same or similar materials. Porte
cocheres must be cons tructed of same material as 1st floor
of house and may not be more than 1 ½ stories. No additions
allowed to the front façade of the house. |
| 12 |
2nd story additions |
# |
2nd story additions
must be made of the same materials as the 1st floor. Any second
story addition must be set back from the plane of the original
front façade by a minimum of 18”. Porte cochere may not be
more than 1 ½ stories. Porte cochere as distinguished from
carports, must be built of the same material as the 1st floor
of the house. No restrictions on gables other than no vinyl
or aluminum siding. |
| 13 |
Architecture (New
const/ Remodeling) |
# |
Contributing styles
are: Colonial Revival, Craftsman, French Eclectic, Minimal
Traditional, Spanish Eclectic, and Tud |
| 14 |
Building materials |
# |
First floor façade
and 25 feet back on the sides must be brick, brick veneer,
or stone. No vinyl or aluminum siding. Cement based stucco
is permissible for Spanish Eclectic style home. Gables and
2nd stories may also use stucco, wood or wood- like materials. |
| 15 |
Roof type |
# |
With regards to renovation,
alterations to original roof line must be consistent with
original roof style and slope. Tudor: cross gabled with steep
roof slope between 45 to 70 degrees. Spanish Eclectic: appear
to be flat or with low slope of 30 degrees maximum. Craftsman:
front gabled with a slope of 20 - 40 degrees. Colonial: side
gabled with a pediment over the porch or single-centered cross-gabled
with a slope of 20 – 40 degrees. With regards to new constructions,
the principle roofline on the front part of the house should
be parallel with the street and broken up by gables, dormers,
chimney or other features. The roof type should adhere to
one of the architectural types listed above or have a slope
between 45 and 70 degrees. No hip roofs allowed on front façade
of the house. |
| 16 |
Porch enclosures |
# |
Must be at least 75%
glass |
| 17 |
Front yard coverage |
# |
30% maximum non-plant
life material (non-plant life material: cement, stone, gravel,
pavers) |
| 18 |
House width |
# |
50 foot maximum (for
oversized lots) and 30 foot minimum |
| 19 |
Painting brick/stone |
# |
Natural stone may
not be painted |
| 20 |
Garages and carports |
# |
Must be located in
the rear 1/3 of the lot. Porte Cocheres may be up to 1 ½ stories. |
| 21 |
Parkway trees |
# |
All new construction
is required to plant at least 1 large shade tree in the front
yard 4 – 5 feet from the sidewalk (unless a large shade tree
is already standing). Trees must have a minimum caliper of
5”. |
| 22 |
Retaining walls |
# |
Must be some form
of masonry: stone, brick, concrete pavers, etc., and must
be no more than 6” above the retained ground level. |
| 23 |
Demolitio |
Requires demolition
permit |
A contributing structure
built prior to 1945 may be demolished only if the cost of
bringing the house into compliance with all applicable building
code requirements using materials similar to the original
materials is greater than 80% of the structure’s value according
to DCAD. Contribut ing structures are: Tudor, Spanish Eclectic,
Colonial Revival, Craftsman, Mission, French Eclectic, and
Minimal Traditional. |
| 24 |
Parking |
# |
All boats, trailers,
and RVs must be parked in the rear of the house. |
| 25 |
Foundations |
# |
New construction foundation
must be raised a minimum of 18” above grade on the front façade. |
| 26 |
Windows |
# |
For new construction,
no more than 25% of front façade can be fenestration (except
for porch enclosures). All windows principle dimensions must
be vertical. All windows must have a sash of 1.5 inches minimum
and windows must have a brick mould or exterior casing of
no less than 1.5 inches in width. This is to give a total
trim width around windows of 3” minimum. Paired or tripled
windows must have a mullion not less than 4” in width. |
Kessler
Square and Kessler Highlands were originally platted in 1923 and
currently contain 366 homes. The lots are laid out on a tight grid,
with a regularity of setbacks, stylistic influences, scale, materials
and landscaping. Both additions were largely built out during the
1920's and 1930's with a variety of revival-style cottages and contemporary
bungalows. The predominant styles are: 
Kessler
Square and Kessler Highlands represent the best in Dallas community.
A sense of history with architecture representing the last century.
A community where neighbors respect the architectural integrity,
landscape, scale and sense of place. With this respect, comes pride
in our homes, surroundings and neighbors. It is a community that
restores history while building a new future...a great place to
call home.
