Sub-Area 3: Sam Dealey, Kessler Woods and Timbergrove

Preamble

Sam Dealey Estates and Kessler Woods were the first post-WWII developments within the current KNU boundaries. Initial homes were primarily one-and-a-half or two stories giving way almost exclusively to one story dwellings with the growing popularity of ranch style homes that responded to the more casual lifestyle of post WWII America. Early ranch houses were mostly based on western ranch house designs popular on the west coast and featured elements such as rough hewn posts on front porches, rustic brick or stone, and cedar shake shingles (now replaced). As the 1950's progressed, homes now classified as Mid-Century Modern were constructed in addition to those incorporating traditionally historic elements within the ranch style framework. Emphasis was placed on backyards with many of the original homes featuring outdoor barbeques and large paved private patios for entertaining. The more modern homes feature large plate glass windows, sliding glass doors, and decorative metalwork. In addition several homes in this area were designed by prominent architects.

Developed by former Kessler resident and Dallas Mayor Robert Folsom, Timbergrove Circle represents the next addition to KNU. Starting in 1960, homes were constructed primarily in both the Contemporary style as well as more traditional houses still in the Ranch style but with more emphasis on the vertical structure.

Of the 231 post-war homes surveyed by volunteers supervised by Preservation Dallas in March 2004, the following information was gathered:

• 12% or 28 homes were built in the 1940's • 65% or 151 homes were built in the 1950's • 18% or 41 homes were built in the 1960's • 5% or 11 homes were built in the 1970's

These post war homes built beginning in 1947, are categorized by fairly low roof lines, private outdoor areas created by the plan of the house, and have elevations with a heavy emphasis on the horizontal line. The prevalent styles are Western Ranch, American Colonial Ranch, California (contemporary) Ranch, French Provincial Ranch and Minimal Traditional. Generally, these homes are frequently one story although there are multi-level exceptions.

Following is a summary and discussion of the elements in the ordinance for Sub-Area 3:

BUILDING MASS AND LOT COVERAGE

A. New construction and remodels will adhere to the following guidelines:

1. Front setback shall be an average of the two adjacent homes (existing footprint), with the exception of 910 and 940 W. Colorado. (These homes will have a setback of 25 feet measured from the curb or property line whichever is greater. Corner lot set back should be no less than the adjacent property. 2. Side setbacks shall be five (5) feet, the current standard for R7.5, our base zoning district, however, in addition, we will adopt the side yard additional setbacks (height looming) similar to the Greenway Parks Conservation District Ordinance where homes must have additional setback as they get taller. The height of any structure may not exceed three times the distance from ground level of the side or rear property line, with the height being measured from the ground level at the side or rear property line. For example, a structure set back six feet from the side yard line may not exceed 18 feet in height above the ground level at the side property line. Chimneys are not subject to this height looming provision. 3. Rear setback shall be five (5) feet, the current standard for R7.5, our base zoning district with the addition of height looming clause as stated above. 4. Lot coverage will remain at the current City maximum of 45%. 5. Maximum Height will be thirty (30) feet (measured midpoint between the eave and ridge) and limited to two full stories only measured from the street facade

Explanation: As in Greenway Parks, a value preference is given to preserving our original homes and therefore if the demand exists to expand their sizes, a homeowner can actually build more space by retaining the original structure than by demolishing and building entirely new. It also allows our houses to grow and change over time that keeps our housing stock vital to needs of different generations and changing lifestyles. The anti-looming side yard setback makes houses move away from their neighbors, as they get taller to protect privacy and sunlight. The maximum height limitation is self explanatory for consistency with the scale of our streetscapes.

DEMOLITION STANDARDS

A. A significant house as designated by Preservation Dallas during the Discover Dallas Architectural Survey, March 2004, may only be demolished if the cost of bringing the house in compliance with all applicable building code requirements using materials conveying a similar appearance to the original materials is greater than 80% of the structure's value according to the Dallas Central Appraisal District.   Explanation: These post war homes represent those of architectural and/or social significance to our neighborhood. Preservation of these properties will maintain a historic thread throughout the sub-district illustrating the evolution of the Ranch House. The ability to remove these homes needs to be tighter than current criteria of the city. The value of repairs does not include renovations and thus the demolition would be eligible only for the most dilapidated properties and not those that are to receive extensive and expensive renovation/remodeling. B. For structures not designated by Preservation Dallas as significant, there are no demolition restrictions. C. List of Significant Houses in Sub-area 3:

808 W. Colorado Boulevard 910 W. Colorado Boulevard 940 W. Colorado Boulevard 806 Evergreen Hills Road 823 Evergreen Hills Road 1010 Evergreen Hills Road 1019 Evergreen Hills Road 1027 Evergreen Hills Road 810 W. Greenbriar Lane 827 W. Greenbriar Lane 944 W. Greenbriar Lane 1661 Kessler Canyon Drive 1510 Kessler Parkway 1516 Kessler Parkway 1522 Kessler Parkway 1626 Kessler Parkway 1708 Kessler Parkway 1810 Kessler Parkway 1828 Kessler Parkway 1834 Kessler Parkway 1934 Kessler Parkway 2022 Kessler Parkway 1006 Knott Place 1010 Knott Place 1016 Knott Place 1024 Knott Place 1614 Nob Hill Road 1622 Nob Hill Road 1687 Nob Hill Place 1696 Nob Hill Place 1346 Rainbow Drive 907 Sam Dealey Drive 834 Shady Lane 1931 Timbergrove Circle

FENCING STANDARDS

A. Front Yard Fencing:    1. Chain link fencing is specifically prohibited in the front yard. B. Side and Rear Yard Fencing:     1. For those side yards adjacent to a street (corner lots), no        chain link fencing shall be permitted on a street side yard.

FENCING RESTRICTIONS ON ESCARPMENT LOTS

Twelve lots within Sub-area 3 also lie in the escarpment zone. Additional fencing regulations are included in the Conservation District Ordinance for those properties. The addresses are:

1906 Kessler Parkway 1910 Kessler Parkway 1914 Kessler Parkway 1924 Kessler Parkway 1934 Kessler Parkway 1940 Kessler Parkway 1948 Kessler Parkway 1954 Kessler Parkway 2010 Kessler Parkway 2016 Kessler Parkway 2022 Kessler Parkway 2040 Kessler Parkway

Kessler Park was originally conceived as a sylvan, park-like setting without fences. Obviously today, property owners rely on fencing for pets and privacy. Fencing in the future should enhance the enjoyment and beauty of the neighborhood and thus should adhere to more careful restrictions than currently allowed by the city standards.

The property owners who reside along the escarpment should be able to continue to rely on the unrestricted views across the hills without privacy fencing that by nature of the topography would not provide privacy. The escarpment is the single most defining unique element to Kessler Park and makes this a unique setting in all of Dallas. Using the existing escarpment ordinance serves to define where the escarpment is located specific to individual lots within Kessler Park. Enforcement of the existing escarpment ordinance also will protect native vegetation, require its replacement with like plant materials, and prevent encroachment with new structures. It is also used here to restrict fences to those types that preserve view corridors and vistas that are so enjoyed currently by homes that were built to take advantage of these views.

Where interior lots and side yards above or below the escarpment allow for privacy, solid privacy fencing shall be permitted on an interior lot line and within up to twenty-five feet of the back face of the original house but not within the escarpment. Property owners abutting Colorado Blvd are particularly in need of privacy and special consideration is given to their street side yard fencing needs.

Kessler Park uniquely has double-frontage lots whereby one property's backyard fence abuts a neighbor's front yard. The appearance and type of fence used in these applications should be respectful to property owners who share their front door with back yard fences and thus the same standards created for the escarpment zone will be applicable to double-frontage lots.

NEW CONSTRUCTION AND REMODELING MATERIAL RESTRICTIONS

A. Exterior Insulated Foam System (E.I.F.S.) is specifically prohibited.

PARKING

A. Garages may be located anywhere within the lot per the existing R7.5 regulations. B. Recreational vehicles, trailers and boats shall be parked behind the front building setback and screened from the front street. C. The front yard shall be limited to a maximum of 30% of non-pervious material.

The following topics were discussed and it was determined no additional regulation was desired:

1. Architectural style 2. Roofing materials 3. Roof type or pitch 4. Paint colors 5. Retaining walls 6. Floor Area Ratio 7. Plant material

Sub-Area 3: Matrix of Development Standards

# Item Standard Zoning (R-7.5) Sub-Area 3 (Sam Dealey, Kessler Woods & Timbergrove) 1 Height 30 feet maximum (measured from the mid-point of the lowest eave to the top of house) 30 feet maximum (measured from grade to the mid-point of the lowest eave to the top of house) 2 Front yard setback 25 feet minimum Average of the two adjacent homes except for 910 and 940 W Colorado which shall have a 25’ setback measured from the curb or property line, whichever is greater. Corner lot homes will have a minimum setback of the adjacent property. 3 Rear yard setback 5 feet minimum 5 feet minimum for a structure up to 15 feet tall. Structures must be setback at a 1:3 ratio of setback to height of structure. Thus an 18 foot structure must have a 6 foot setback; a 30 foot structure must have a 10 foot setback. Chimneys are not subjected to this ruling. 4 Side yard setback 5 feet minimum 5 feet minimum for a structure up to 15 feet tall. Structures must be setback at a 1:3 ratio of setback to height of structure. Thus an 18 foot structure must have a 6 foot setback; a 30 foot structure must have a 10 foot setback. Chimneys are not subjected to this ruling. 5 Front yard fences Height Material 4 feet maximum height No regulation 4 feet maximum height No chain link 6 Rear yard fences Height Material 9 feet maximum height No regulation 9 feet maximum height No regulation 7 Corner-side yard fences Height Material 9 feet maximum height No regulation 9 feet maximum height No chain link on street side yard 8 Driveways # No regulation 9 Lot width # No regulation 10 Lot coverage* 45% 45% 11 Lot size* 7500 square foot minimum 7500 square foot minimum 12 Stories* No maximum 2 story maximum 13 Floor Area Ratio No maximum No regulation 14 Accessory Structures # No regulation 15 Remodeling # No regulation 16 Additions # No regulation 17 2nd story additions # No regulation 18 Architecture (New const/ Remodeling) # No regulation 19 Building materials # EIFS is prohibited 20 Roofing material # No regulation 21 Roof type # No regulation 22 Porch enclosures # No regulation 23 Front yard coverage # 30% maximum of non-plant life material such as cement, stone, gravel, pavers, etc. 24 House width # No regulation 25 Painting brick/stone front # No regulation 26 Paint Colors # No regulation 27 Garages and carports # No regulation 28 Parkway trees # No regulation 29 Retaining walls # No regulation 30 Demolition Requires demolition permit A significant house as designated by Preservation Dallas (March 2004) may only be demolished if the cost of bringing the house in compliance with all applicable building code requirements using materials similar to the conveying appearance of original materials is greater than 80% of the structure’s value according to DCAD 31 Parking # Recreational vehicles, trailers and boats shall be parked behind the front building setback and screened from public view. 32 Foundations # No regulation 33 Windows # No regulation

* In sub-area 3, all of these standards were discussed and voted on prior to making their final recommendations. The group made a conscientious effort to limit the number or regulations imposed on their sub-area. Thus, many of those discussed were voted to remain as they are today. This is indicated by the phrase “No regulation” next to them.

Conservation District Links

Learn More About Kessler Park's Conservation District: Full Conservation District Ordinance Kessler Park Conservation District Map Frequently Asked Questions Permit Procedures Sub-area 1 Information Sub-area 2 Information Sub-area 3 Information Conservation District vs Historic District Work Review Form (PDF) Architectural Style Chart Other Conservation and Preservation Related Links: City Planning CAD-Dallas Central Appraisal District Preservation Dallas OOCCL-Old Oak Cliff Conservation League Turner House / Oak Cliff Society     of Fine Arts Winter & Company

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