Banks Stone Yard - Zoning Analysis (DSGN)

8192019 Banks Stone Yard - Zoning Analysis (DSGN)

httpslidepdfcomreaderfullbanks-stone-yard-zoning-analysis-dsgn 18

301 E GREENBRIAR LANE ZONING SYNOPSIS

21 July 2015

page 1 of 8

This is a synopsis of the zoning at 301 E Greenbriar Lane Dallas TX This 2-acre site is part of PD 468

and is located at the intersection of Plowman Avenue and E Greenbriar Lane just west of the Trinity Riverin Oak Cliff The site falls into zoning category WMU-20 subdistrict G-TR1 (Fig 1) as recently enacted by

the Dallas City Council North Oak Cliff Gateway Zoning ordinance PD 468

In general the parameters of the WMU-20 zoning district are intended to create walkable urban mixed-use neighborhoods where an emphasis is placed on the quality of the pedestrian experience ratherthan on the convenience of the automobile driver A further description of the zoning requirements and

allowances for this site can be found in Article XIII Form Districts of the Dallas City Code

S H

- 7

S H - 6

SH-9

SH-8

SH-10

SH-5

HM-2

M e

d i c

a l

U s e

O v e r l a

y

6 TH S T

Z A N G

B L V D 9 TH S T

E W I N G

A V E

5 TH S T

R L T H

O R N T O

N

F W Y

M A R S A L I S

A V E

M A D I S O N

A V E

B E C K L E Y

A V E

8TH ST

7TH S T

D E N V E R

S T

B I S H O P

A V E

P A T T O

N

A V E

CANTY ST

NEELY S T

10TH S T

C R A W F O R D

S T

COMAL ST

1 2 T H

S T

MELBA ST

DA L LA S

F T W O R T

H S E R V

SABINE S T

H O U S T O

N S T V I A

D U C T

S T A R R

S T

SUNSET AVE

R I V E R F R O N T B L V D

E A D S

A V E

J E F F E R S O N

B L V D

V I A D

U C T

S T O R E Y S T

NECHES ST

11 TH ST

S T E M M O N S F W Y

F L E M I N G

A V E

R L T H O R N T O N

R A M P

C L I F F S

T

C L A R E N

D O N

D R

B L A Y L O C K

D R

S P A N N

S T

COMS TOCK ST

NOAH S T

JULIAN S T

S T E M M O N S R A M P

L A K E C L I F F

D R

E N G L E W O O D

D R

L E A D S

S T

S T E M M O N S

A V E

DODD S T

L A N C A S T E R

A V E

J U N I O R D R

H U T C H I N S A V E

U P T O N

S T

YORK TOWN S T

BETTERTON CIR

BR AZOS ST

DALE ST

R IO V IST A DR

R L T H O R N T O

N S E R V

M I L L A R D S T

CHUR CH S T

B E A T R I C E

S T

R L T H O R N T O

N A C R D

A VERY S T

L A N S I N G

S T

STEINMAN A VE

DALE S T

E A D S

A V E

R L T H

O R N T O N S E R V

Z A N G

B L V D

DA L LA S

F T W O R

T H S E R

V

9TH ST

10 T H S T

R L T H

O R N T O

N F W Y

L A N S I N G

S T

B E T T E R T O N

C I R

7TH ST

DA L LA S

F T W O R T

H S E R V

6TH ST

11 TH S T

C L I F F

S T

Z A N G

B L V D

D E N V E R

S T

B I S H O P

A V E C

L I F F

S T

C R A W

F O R D S T

12TH ST

R I V E R F R O N T B L V D

R L T H

O R N T

O N S E R

V

8TH ST

CHURCH S T

17800

Legend

PD468_Subdistricts

PD468_Subdistricts

Shop_Front_Overlays

Height_Map_Overlays

MedicalUseOverlay

CertifiedParcel13

Streets

Printed Date 5112015

I

EXHIBIT 468ASubdistrict Map

Z067-203 PD 468 ExpansionEstablishing new Subdisrticts

and Overlays

301 E Greenbriar

Fig 1






21 July 2015

page 3 of 8

ZONING

ADJACENCIES

FLOODPLAIN

PARKING

RESIDENTIALPROXIMITY

SLOPE

bull 301 E Greenbriar Lane in Subdistrict G-TR 1 is zoned as WMU-20 (Walkable

Urban Mixed Use) This zoning category allows for a variety of uses includingboth commercial and residential as indicated in Fig 3 excerpted from ArticleXIII Form Districts of the City of Dallas Development Code

Zoning in WMU-20 allows the following development types - Mixed UseShopfront General Commercial Apartment Civic Building and Open SpaceLot Refer to the Development Types by District chart (Fig 3)

Refer to Development Types chart (Fig 4) for parameters within each

development type including lot coverage lot size setbacks and building height

bull Specic provisions exist for certain uses when they are adjacent to residential

uses in other districts These requirements are noted in the Development Typeschart (Fig 4) taken from page 3-10 of Article XII Form Districts of the DallasCity Code

bull Residential Proximity Slopes (RPS) originate approximately 1150 feet west ofthe site at zone R-75(A) and do not impact this site Refer to RPS diagrams(Figs 7 and 8)

Wording in Sec 51A302(f) of Article XIII Form Districts of the Dallas City Codestates that an -HM overlay may be adopted for parcels rezoned to WMU WR

or RTN so that the overlay would provide the same height restrictions applicableto the parcel before rezoning However Dallas City Council has not adopted an

-HM overlay for this site

bull Numerical parking requirements vary from those of ldquotypicalrdquo zoning categoriesand discounts are available for mixed-use provision of bicycle facilities andcertain other amenities These requirements however need careful calculation

on a project-by-project basis based on the mix of uses and other site andproject-specic parameters (Fig 5)

bull In addition parking is generally not allowed in front of a building (other than on-

street parking)

bull 301 E Greenbriar Ln in Subdistrict G-TR 1 is in oodplain zone AE perzoning map on the City of Dallas Zoning website (httpgisdallascityhallcomzoningweb) According to the FEMA denition of this area ldquoZone AE is

subject to inundation by the 1-percent-annual-chance ood event determinedby detailed methods Mandatory ood insurance purchase requirements and

oodplain management standards applyrdquo (httpswwwfemagovzone-ae-

and-a1-30) Refer Fig 6

Further careful analysis by a qualied civil engineer will be needed to determinethe specic impact of the oodplain zoning

bull There are other specic requirements that should be considered carefully on

a case-by-case basis depending on the specic program of the project prior tomaking nal development decisions for this property

MISCELLANEOUS








21 July 2015

page 6 of 8

l

ll

Required Parking in WMU and WR Districts

U983155983141 C983137983156983141983143983151983154983161 Number of Spaces Required

ResidentialHousehold living

150 per single-family living unit115 per one-bedroom or smaller multifamily living unit165 per two-bedroom multifamily living unit200 per three-bedroom or larger multifamily living unit070 per retirement housing living unit

Group living 025 spaces per bed PLUS 1 per 200 SF office minimum 4 spaces

Civic

Community service 1 per 200 SF

Day care 1 per 500 SF

Educational

150 spaces per elementary classroom350 spaces per junior high or middle classroom950 spaces per senior high classroom1 per 4 seats in any other classroom

Government service 1 per 200 SFParkopen space None

Place of worship100 per 4 fixed seats or per 18rdquo length of bench OR 1 per 2800 SF floor area withoutseating

Social service see Group Living

Utilities Building official to apply similar use

Office

Medical 1 per 222 SF

Office except Art studio gallery Financial services Bank Call center

1 per 333 SF1 per 500 SF1 per 222 SF1 per 167 SF

Retail

Restaurants except Bar private club

1 per 100 SF1 per 83 SF

Retail sales 1 per 250 SF

Vehicle sales 1 per 200 SF sales area

ServiceandEntertain-ment

Commercial amusement(inside) except Dance hall

1 per 200 SF

1 per 25 SF

Indoor recreationexcept Health club or spa Movie theater Performing arts theater

1 per 150 SF

1 per 143 SF027 per seat040 per seat

Personal service 1 per 250 SF

Commerce

Overnight lodging 125 per room PLUS 1 per 200 SF of meeting room

Self-service storage1 per 1000 SF floor area up to 20000 SF1 per 4000 SF floor area over 20000 SF

Fabrication

Light manufacturing 1 per 600 SF

Research amp development 1 per 300 SF

Vehicle service 1 per 500 SF minimum 5 spaces

Note The parking requirements of Division 51A-4200 apply to uses not listed in the preceding chart nor deemed to bean equivalent use pursuant to the provisions of Section 51A-13306 ldquoUsesrdquo

Fig 5Source document Article XIII Form Districts from Dallas City Code modied by DSGN Associates










21 July 2015

page 3 of 8

ZONING

ADJACENCIES

FLOODPLAIN

PARKING


SLOPE















street parking)








MISCELLANEOUS








21 July 2015

page 6 of 8

l

ll






Civic



Educational






Office




Retail







1 per 200 SF

1 per 25 SF


1 per 150 SF



Commerce



Fabrication

















21 July 2015

page 6 of 8

l

ll






Civic



Educational






Office




Retail







1 per 200 SF

1 per 25 SF


1 per 150 SF



Commerce



Fabrication










Banks Stone Yard - Zoning Analysis (DSGN)

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