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CITY PLAN COMMISSION

THURSDAY, OCTOBER 23, 2014

Planner: Valerie Miller

FILE NUMBER:

LOCATION: Generally bounded by Interstate 30 to the north, the east levee of the Trinity River to the northeast, Interstate 35 to the east, Marsalis Street to the west, Eighth Street and Seventh Street to the south, Zang Boulevard to the west, Davis Street to the south, Elsbeth Street to the west, Neches Street to the south, Madison Street to the west, between blocks BLK M/3363 LOT 1& 2 to the south, between blocks BLK M/3363 TR 23-A and 24 to the south, Bishop Avenue to the west, Colorado Boulevard to the north, both sides of Beckley Avenue to the west including property facing Interstate 30 service road.

COUNCIL DISTRICT: 1

Z067-203(VM)

DATE INITIATED: March 15, 2007

MAPSCO: 6-K, 6-L, 7-K, 7-L

SIZE OF REQUEST: ± 850 acres

CENSUS TRACTS: 20.00, 42.01, 47.44, 48.00

REQUEST: A City Plan Commission authorized hearing to determine proper zoning on property zoned Planned Development District No. 468, the Oak Cliff Special Purpose District, with deed restrictions on a portion, Specific Use Permit No. 10 for a nursing home, Specific Use Permit No. 1032 for a utility or government installation, Specific Use Permit No. 1623 for a financial institution with a drive-in window, Specific Use Permit No. 1679 for a financial institution with a drive-in window, H/84 Lake Cliff Historic District, and H/71 Betterton House Historic District; Planned Development District No. 160 with Specific Use Permit No. 2079 for a child-care facility; Planned Development District No. 340; Planned Development District No. 364; Planned Development District No. 830; an R-5(A) Single Family District; an R-7.5(A) Single Family District; a TH-2(A) Townhouse District; a CH Clustered Housing District; an MF-2(A) Multifamily District; a CR Community Retail District with deed restrictions; an IR Industrial Research District; a CS Commercial Service District with deed restriction; an LO-1 Office District with deed restrictions; an RR Regional Retail District; an MU-1 Mixed-Use District with deed restrictions; an MU-2 Mixed-Use District; and a P(A) Parking District, with consideration being given to appropriate zoning including use, development standards, and other regulations that would allow for and encourage development in appropriate areas.

SUMMARY: A Form-Based Code District is being proposed to foster the creation of a regional mixed use center, with moderate to high density residential and non-residential uses developed in a pedestrian-, bicycle- and transit-friendly format, supported by an enhanced network of streets and open spaces.

STAFF RECOMMENDATION:

Approval of amendments to and expansion of Planned

Development District No. 468 with retention of Historic Overlay District No. 84 Lake Cliff, Historic Overlay District No. 71 Betterton House, Specific Use Permit Nos. 10, 1032, 1623, and1679, and existing deed restrictions and no change of zoning on: 1) a portion of Tract 1C within Planned Development District No. 160 on the east side of Elsbeth Avenue between Neely Street and 5 th Street; 2) an R-5(A) Single Family District on the east side of Elsbeth Avenue between 5 th Street and Neches Street; 3) a portion of Subdistrict 6 within Planned Development District No. 830 on the northeast corner of Davis Street and Elsbeth Avenue; 4) a CR Community Retail District and an MF-2(A) Multifamily District south of Davis Street between Beckley Avenue and Patton Avenue; and 5) Planned Development District No. 340.

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BACKGROUND INFORMATION:

In 2005, as part of the implementation process for the Trinity River Corridor Comprehensive Land Use Plan, the City Plan Commission created an ad hoc committee to work with the community to develop zoning recommendations. The Oak Cliff Gateway Land Use Opportunity Plan (The Plan) came out of the ad hoc committee and community meetings and was adopted in 2005. It called for continued residential development along the Lancaster and Ewing corridors, with the focus of mixed use development located along the river’s edge.

In 2007, City Plan Commission authorized a hearing to evaluate existing zoning regulations with respect to The Plan to determine what zoning changes were necessary to facilitate the type of development desired. Given that much of the existing zoning in the Oak Cliff Gateway area complied with The Plan, staff’s initial recommendation regarding the zoning change was to only change a small portion of the area evaluated.

In September, October, and November of 2008 the ad hoc committee hosted a series of meetings to discuss this proposed zoning change Input from that series of meetings revealed a strong community sentiment to revise The Plan, looking at the entire area to place a greater focus on mixed-use development and encourage a more walkable district. The Plan did not reflect the vision of the community or the best potential for this area’s redevelopment. As a result, staff began the process to revise the plan for the area.

In 2008, the City also established a new Neighborhood Investment Program (NIP) target area for the Marsalis corridor which overlaps a portion of the Oak Cliff Gateway. Since the NIP is an effective tool to address a number of the planning issues that the community raised during the community meetings in the fall of 2008, staff from the Trinity River Corridor Project worked with the Housing Department to incorporate the new NIP area into the Oak Cliff Gateway planning process. The result was an expanded study area which included the area within the boundaries of the authorized hearing and the Marsalis NIP area.

In January and February of 2009, community meetings focused on seeking input to clearly define the vision for the neighborhood with the goal of outlining necessary amendments to the Oak Cliff Gateway Land Use Opportunity Plan. Since the community vision was so divergent from The Plan and zoning must be done in accordance with an adopted comprehensive plan, these amendments are necessary in order to move forward with a future recommendation for zoning changes that reflect the long-term vision for the area.

At the conclusion of the series of planning meetings in Feb 2009, groups of stakeholders requested that additional areas be included in the plan (Attachment A). After hearing testimony at the April 21, 2009 meeting, the CPC Committee recommended including two of the three areas highlighted on Attachment A in the planning study. Stakeholders advocating for the areas’ inclusion, felt the existing study

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area boundaries arbitrarily divided the neighborhood and left a gap between the area and other ongoing planning studies. Testimony given at the CPC Committee meeting voiced concerns over adding property into the study area at the end of the process, without detailed input into the plan recommendations for that area.

The Trinity River Committee was briefed regarding this item at their April 21, 2009 meeting, and recommended including all of the areas in the study (Attachment B) and directed staff to initiate a process to notify property owners and get community input on the long range vision for the additional area.

On May 27, 2009, City Council authorized an amendment to forwardDallas! and the Trinity River Corridor Comprehensive Land Use Plan to incorporate revisions to the Oak Cliff Gateway Land Use Opportunity Plan for the area shown in Attachment B.

The City Plan Commission (CPC) Committee continued to host public meetings in July to gain further public input on plan revisions for the expanded boundaries of the planning study. On September 24, 2009, the Committee made a recommendation to the CPC regarding proposed amendments to The Plan (Attachment C). The newly proposed plan consists of two components outlining future land use designations and an urban design framework that identifies important corridors in the area and features, such as views and desired access points to the Trinity River Park. For your information, definitions for each of the land use designations referenced on the attached plan are included below.

Mixed use - This category represents a mix of uses in a vertical arrangement within a building. The active pedestrian uses are located on the ground floor with direct street access. The mix of land uses can include combinations such as retail on the ground floor and residential uses on upper floors; ground floor retail with office uses above; or ground floor office with residential uses above. Mixed use development fosters active pedestrian areas.

Mixed use adaptive reuse would indicate that a similar range of uses [as above] is appropriate but encourage the reuse of existing structures in order to maintain and enhance the character of the area.

Mixed use high density - This category represents a mix of uses in a dense vertical arrangement within a tall building. The active pedestrian uses are located on the ground floor with direct access to major streets and/or transit stations. High density mixed use development can include hotel, office, residential, entertainment and civic uses. Dense mixed-use development fosters active pedestrian areas and is usually located where it can take advantage of quality views.

Neighborhood infill - This category represents conventional single family detached homes that will be built within existing residential

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neighborhoods. ‘Infill’ homes fill in currently-vacant lots within or near an existing a neighborhood. Residential infill supports the established neighborhood and can be supported by schools, churches and parks/open space. Infill development can occur on a lot by lot basis, or as a larger area of new housing within an existing neighborhood.

Retail community - This category represents limited retail uses intended to serve the needs of a small market area. Generally, the retail businesses here focus on goods and services such as groceries, prescription drugs and personal services. Most customers live in adjacent neighborhoods. This land use typically has a minimal impact on adjacent neighborhoods because it does not attract customers from a larger region and, as a result, generates less traffic and parking pressure than a large retail center.

On November 5, 2009, the City Plan Commission recommended approval of the Committee’s recommendation with the following changes, as shown in Attachment C:

Amend the language recommended by the Committee to read: The Plan recognizes the importance of (1) protection and reuse of contributing historic structures, (2) giving priority to the planning and implementation of a workable, multi-modal area-transportation plan to support the eventually higher densities envisioned by the Plan while maintaining enjoyable walkability and “bikability” for residents and visitors, and (3) minimizing negative impact on established single-family neighborhoods adjacent to the Plan area with the use of residential proximity slopes and by the careful planning of the traffic and parking patterns anticipated in higher density and mixed use development; and

Revise the future land use designations to include:

o

A larger area of high-density mixed use along I-30 west of Beckley and along the eastern portion of Greenbriar Lane;

o

Neighborhood Infill for properties along Ballard at the northwest corner of Ballard and Madison, as well as along the eastern side of the block between Madison and El Dorado;

o

Limiting the future land use designation to only office and townhouse uses for property near the southwest corner of Zang and Beckley; and

o

Remove the western block face of Zang south of Fifth Street from the plan.

In 2010-2012, a steering committee was formed, appointed by previous council members, and prepared a draft zoning ordinance for the area.

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On August 8, 2013, the CPC expanded the area of the authorized hearing to include four areas, as shown in attachment D. On September 12, 2013, City Plan Commission expanded the area within the authorized hearing to clarify the inclusion of a small area southwest of the intersection of Colorado and Zang, as shown in attachment E.

Staff used the Steering Committee draft ordinance and Oak Cliff Gateway Land Use Opportunity Plan as a base for the current proposed ordinance. Through a community meeting held on February 4, 2014 at Hitt Auditorium, and numerous special interest and neighborhood meetings, staff has revised the proposed ordinance and zoning map.

On September 30, 2014, CPC held a work session in order to hear from select local stakeholder groups who were in disagreement with various staff recommendations and/or Steering Committee recommendations. There is still disagreement and below is a summary. The Steering Committee differences are included in the draft ordinance included in this case report.

Methodist Hospital and staff have worked on developing a medical district overlay to allow for some modifications unique to hospital uses. The base zoning is proposed to be WMU-20, with proposed modifications looking at increased setbacks on secondary and service streets, reduction to maximum block face regulations, allowance of sky-bridge, removal of structure height, and transparency requirements. Staff is proposing frontages on Beckley and Colorado meeting form-based regulations, and allow for variances on non- primary streets.

East Kessler and Kidd Springs Neighborhood Associations are asking for RTN buffer between their existing neighborhoods and the proposed zoning changes of form-based code. The neighborhood associations has also asked for no restaurants or bars along Beckley or Zang, no further parking reductions, requiring light sources to be concealed, and modifications to proposed zoning maps to create a slower transition from single-family to walkable mixed-use districts.

Lake Cliff Neighborhood Association would like to increase density and uses along Beckley and Marsalis, allow for garage apartments and accessory dwelling units, and maintain single family uses south of the park.

Representatives from the Oak Farms and Burnett Field sites have asked for a mixed-use development type, but not for formed-based zoning. The proposed zoning regulations meet form-based zoning, but remove development types and modified site layout yard, lot, and space regulations.

Zoning History:

The principal zoning cases over the past five-year period are summarized below:

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#

CASE #

DATE

DISPOSITION

1

Z134-135

12/23/2013

SUP for Child Care Facility

2

Z123-372

11/7/2013

Create new Subdistrict A-4 to permit “alcohol beverage manufacturing” and “microbrewery, microdistillery or winery”

3

Z123-306

8/29/2013

Create new Subdistrict A-3 to permit multifamily housing

4

Z123-101

11/13/2012

Create new Subdistrict A-2

5

Z101-280

7/27/2011

Zoning change from MU-1 Mixed-use District to RR Regional Retail District

6

Z101-233

12/15/2011

SUP for new alcohol sales

7

Z090-183

5/11/2010

SUP for government installation other than listed

8

BDA123-037

5/21/2013

Variance to side yard setback (approved)

9

BDA112-104

9/19/2012

Variance to front yard setback (approved)

10

BDA101-126

11/15/2011

Special exception for landscape (approved) and parking variance (denied).

Thoroughfares/Streets:

Thoroughfare /

Limits

Type

Current Cross

Current

Street

Section

Thoroughfare

Plan

Designation

Beckley Avenue

IH-30 to Zang

Minor

6-lanes divided

M-6D(A)

Zang to IH-35E

Arterial

S-4-U

Zang Boulevard

Houston Viaduct to Clarendon

Minor

6-lanes divided

M-6-D(A)

Arterial

Colorado

Zang to IH-35E

Community

4-lanes

S-4-U

Boulevard

Bishop to Zang

Collector

undivided

S-4-D

Sylvan to Bishop

M-4-U

Jefferson

Colorado to Jefferson Viaduct

Minor

5-lanes divided

S-4-U

Boulevard

Arterial

Fleming to Colorado

SPCL 5D 90’ ROW

Zang to Fleming

Existing

Marsalis

Jefferson / Houston Viaduct to Jefferson

Minor

4-lanes

S-4-U

Avenue

Arterial/

undivided

Jefferson to IH-35E

Community

S-4-U

Collector

Davis Street/ 8 th Street

8 th Street: Patton to IH-

Minor Arterial

4-lanes

S-4-U

35E

undivided

 

Davis: Hampton to Patton

Study (Not

Defined)

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STAFF ANALYSIS:

Comprehensive Plan:

This zoning request is consistent with the forwardDallas! Comprehensive Plan adopted June 2006. The Comprehensive Plan’s Vision Illustration depicts the request area as within Walkable Urban Mixed-Use, Walkable Urban Residential, and Residential Transition.

This proposal is consistent with the goals and policies of the Comprehensive Plan. Specifically:

LAND USE ELEMENT

GOAL 1.2

Promote desired development.

GOAL 1.3

Provide equitable opportunities for Dallas residents.

GOAL 1.4 Coordinate planning activities to balance transportation, land use, infrastructure and the environment.

ECONOMIC ELEMENT

GOAL 2.1

Promote balanced growth.

GOAL 2.2

Engage in strategic economic development.

GOAL 2.5

Foster a city of great neighborhoods.

TRANSPORTATION ELEMENT

GOAL 4.1

Provide a fundamental land use/ transportation linkage.

URBAN DESIGN ELEMENT

GOAL 5.1

Promote a sense of place, safety and walkability.

GOAL 5.2

Strengthen community and neighborhood identity.

GOAL 5.3

Establishing walk-to convenience.

ENVIRONMENTAL ELEMENT

GOAL 6.5

Provide access to parks, open spaces and recreational opportunities.

NEIGHBORHOOD ELEMENT GOAL 7.1 Promote vibrant and viable neighborhoods.

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Land Use Compatibility:

The Oak Cliff Gateway is predominately single-family and low density multifamily dwelling units, with an historic district in the center of the study area. The western boundary of the study area shares a boundary with Methodist Hospital. The internal streets within the study area support mostly single and multifamily living units. The Jefferson, Davis, Marsalis (southern portion), and Zang (northern portion) corridors support commercial and retail uses.

The Oak Cliff Gateway Area is located at the confluence of two major transportation corridors, Interstate 30 and Interstate 35, and abuts the Trinity River corridor. The study area supports a stable residential community that is showing growth and infill of commercial and retail development, as well as, higher density multifamily dwelling units.

The Oak Cliff Gateway Area is envisioned as a regional town center of Southwest Dallas, characterized by an economically vibrant and environmentally sustainable mix of moderate to high density residential and non-residential land uses, supported by an enhanced system of streets and open spaces. The goals of this special purpose district are as follows:

1) Encourage development that creates a diverse mix of compatible land uses designed to support a pedestrian, bicycle and transit friendly environment, reduce the dominance of visible parking, and reduce environmental impacts.

2) Create a network of well-maintained, publicly-accessible open spaces with a range of sizes and functions, designed to enhance the quality of life for the growing resident population and workforce.

3) Create a network of connected streets and pathways designed to enhance the multi-modal accessibility while reducing automobile-dependence through improvements that support pedestrian, bicycle, and transit circulation.

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Key Zoning Features and Changes

Existing Zoning

According to the Oak Cliff Gateway Area Plan, much of the existing zoning supports a mix of both residential and non-residential uses, but does limit long-term, higher-density mixed-use development goals of the area. While the Historic residential district, multifamily dwellings, and schools are stable, properties along the major transportation corridors have portions undeveloped or declining.

There is a variety of traditional zoning, Planned Developments, Deed Restrictions, and SUPs throughout the study area.

SETBACKS Lot Special DISTRICT Density Height PRIMARY Uses Front Side/Rear Coverage Standards 45% 30'
SETBACKS
Lot
Special
DISTRICT
Density
Height
PRIMARY Uses
Front
Side/Rear
Coverage
Standards
45%
30'
R-5(A)
residential
Residential, low
20'
no max
No max
Residential
5' for SF,
10' for
accessory
,
25% non-
density
stories
residential
45%
30'
R-7.5 (A)
residential
Residential, low
25'
no max
No max
density
Residential
5' for SF,
10' for
accessory
,
25% non-
stories
residential
60%
36'
MF-2(A)
residential
Medium density
15'
no max
No max
Multifamily
0' for SF,
5' for
duplex, 10'
for other
,
50% non
residential
stories
residential
TH-2(A)
No min
Townhouse
0' for SF,
5' for
duplex, 10'
for other
60%
36'
9 units /
AC
residential
Medium density
No max
,
25% non-
residential
stories
residential
15' when
Residential
CH
facing
10' for all
districts
except TH
36'
18 units /
AC
Proximity
High-density
Clustered
street,
No max
60%
Slope
residential
Housing
none for
stories
other
20’
Residential
CR
adjacent to
0.75 FAR
54’
Proximity
Community
15’
residential
overall
4
60%
Slope
Retail & personal
service, office
OTHER:
0.5 office
stories
Visual
retail
No Min.
Intrusion
Residential
Research
IR
Proximity
development, light
15’
no max
200'
80%
Industrial/
Slope
industrial, office,
research
30' when
adjacent to
residential
; 0' in
other cases
commercial
15' when
adj to
Abutting:
Residential
CS
expressw
Residentia
l district -
20', all
other - 0'
45’
Proximity
Commercial and
ay or
N/A
3
80%
Commercial
Slope
business
Service
freeway;
stories
0' all
others

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SETBACKS Lot Special DISTRICT Density Height PRIMARY Uses Front Side/Rear Coverage Standards 20' when
SETBACKS
Lot
Special
DISTRICT
Density
Height
PRIMARY Uses
Front
Side/Rear
Coverage
Standards
20' when
adjacent to
residential
;
0' in
Residential
15'' w/
other
cases;
Proximity
additiona
70’
LO-1
Slope
l
10' if
no max
5
80%
U-form
Limited Office
Neighborhood
office, limited uses
over 45'
additional
1' for every
2' in
height
over 45' up
to 30'
setback
stories
setback
in height
Residential
15'' w/
20' when
Proximity
additiona
adjacent to
70’
Regional retail,
RR
Slope
l
10' if
residential
no max
5
80%
personal services,
U-form
Regional Retail
over 45'
;
0' in
stories
office uses
setback
in height
other cases
Residential
90’
Proximity
0.8
FAR
7
20’
Slope
base
stories
adjacent to
U-form
Office, retail &
MU-1
1.0
FAR
120’
15’
residential
80%
setback
Mixed use-1
maximum
9
OTHER:
Tower
personal service,
lodging, residential
+
bonus for
stories
No Min.
spacing
residential
with
Visual
retail
Intrusion
Residential
135’
Proximity
1.6
FAR
10
20’
Slope
base
stories
adjacent to
U-form
MU-2
2.0
FAR
180’
15’
residential
80%
setback
Mixed use-2
maximum
14
OTHER:
Tower
Office, retail &
personal service,
lodging, residential
+
bonus for
stories
No Min.
spacing
residential
with
Visual
retail
Intrusion
P(A)
Surface parking
Parking

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The following chart summarizes the existing five planned development districts within the proposed rezoning:

PD #

Permitted uses

F.A.R.

Height

Other

PD 160 – Tract 1C

Recreation,

No max

30’

 

institutional, single

family, utility

PD 160 – Tract 2B

Recreation, single

No max

30’

Nonresidential hours:

family, multifamily,

6:30am-10pm

institutional, utility

PD 340 – Tract 1

Uses limited to: dry cleaning, financial with & w/o window, general merchandise, medical clinic. MF, office, personal services, restaurant with & w/o drive through

51A requirements by use

45’

Development plan, restricted hours, no outside loud speakers except for drive- in/drive-through

PD 340 – Tract 2

Limited to convalescent/nursing home/hospice/related uses; hotel or model; medical clinic; office; retail

51A requirements by use

36’

Development plan

PD 364 – Tract 1

Dairy, Dairy vehicle parking, outside storage (w/ screening), outside storage (w/o screening)-limited; warehouse; MU-3 allowed uses

51A requirements by use

270’

Development plan, landscape restrictions; signs – business zoning

PD 364 – Tract 2

Dairy, Dairy vehicle parking, outside storage (w/ screening), outside storage (w/o screening)-limited; warehouse; MU-3 allowed uses

51A requirements by use

135’

Development plan, landscape restrictions; signs – non-business zoning

PD 364 – Tract 3

Dairy vehicle parking, surface parking

51A requirements by use

0’

Development plan, landscape restrictions; signs – non-business zoning

PD 468 - Sub A

Industrial

3:1

110' (W of Plowman) 270' (E of Plowman)

 

PD 468 – Sub A1

Residential

3:1

50’

 

PD 468 – Sub A2

Residential, high

No max

78’

Urban design

density

guidelines;

conceptual plan

PD 468 – Sub B

Commercial zoning

1.5:1

South of Colorado - 54', north of Colorado - 95'

Urban design guidelines for properties facing Jefferson between Trinity River and 8 th ; development plan

PD 468 – Sub C

Residential, low

No max

36’

 

density

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PD 468 – Sub C1

Commercial services

No max

36’

 

PD 468 – Sub D &

Mixed-use

1.6, except office - 3.0; Tract 1 - 30000 sf non residential & 300,000 sf residential; Tract 3 - 10500 must be within setbacks

east of Plowman - 270', west of Plowman 135'

Urban design

D2

guidelines;

development plan

PD 468 – Sub D1

Residential, high

1.6, except office - 3.0; Tract 1 - 30000 sf non residential & 400,000 sf residential, must be within setbacks; Tract 3 - 10500 must be within setbacks

Tract 1 - 156' Tract 2 - 153' Tract 3 - 35'

Development Tract 1 & 3, conceptual Tract 2; Live/work allowed; urban design guidelines; streetscape

density

PD 468 – Sub E

Hospital District - Limited variety

1.5:1

115’

Urban design

guidelines

PD 830 – Sub 6

Mixed-use

No max

75’

 

Proposed Zoning

Proposed subdistricts Staff’s proposed Planned Development District is comprised of nine subdistricts that will use the Walkable Urban Mixed Use (WMU), Walkable Residential (WR), and Residential Transition (RTN) districts described in Article XIII, ‘Form Districts’. There will be a variety of residential and commercial/retail densities allowed, with higher densities being permitted the LBJ corridor, Trinity River Corridor, and medium densities along Zang, Colorado, and Beckley. The subdistricts will allow for adequate transitioning of densities while also providing for open space.

Single family use is allowed in all form-based districts, but single family structures are only allowed in the RTN district, making 115 single family structures non-conforming with the proposed zoning changes.

Lake Cliff Historic District Staff has proposed no change for the Lake Cliff Residenital and Founders Park area (subdistricts C & D), to prevent conflicts with the historic overlay. The current base zoning for the area, PD No. 468, subdistricts C & D, restricts uses to some community service and residenital. The historic overlay only allows for new construction in the rear of the property, and all renovation must compliment existing structures.

The Steering Committee proposed to change the base zoning to form-based. Changing the base zoning to form-based would require amending and updating the historic overlay to match the height and setbacks in the underlying zoning. In addition, new structure types would need to be added for new construction. Amending the historic overlay would require approval from the Landmark Commission, which was not a part of this process.

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Steering Committee proposed ordinance Staff has referenced and supports a significant portion of the proposed Steering Committee form-based ordinance. To maintain consistancy with Article XIII, staff has proposed alternate options to include development types and uses based on development types, which were removed in the Steering Committee proposed ordinance. Staff proposes pedestrian friendly and street activating uses distrcit-wide. The Steering Committee proposed ordinance does not require street-activating uses on ground floor in any district except WMU-3-SH, and limited allowed uses in the study area. The Steering Committee’s proposal for street sections were consistant with Article XIII, and are supported in staff’s proposal.

Building Types / Uses and Heights

In general, all properties in the proposed zoning area will receive an increase in development rights, relative to uses and heights. The Article XIII form based zoning districts allowed in each subdistrict specify the types of building form and uses allowed. The chart below summarizes development type / uses and heights in the proposed subdistricts.

Designation

Development Type / Use

Stories

Max

Min/Max

Height *

RTN

Townhouse, Manor House, Single-family House, Civic Building, Open Space-lot

1

/ 2.5

35

WR-3

Apartment, Townhouse Stacked, Townhouse, Manor House, Civic Building, Open Space-lot

1

/ 3.5

50

WMU-3

Mixed Use Single-Story Shopfront, General Commercial, Apartment, Townhouse Stacked, Townhouse, Manor House, Civic Building, Open Space-lot

1

/ 3.5

50

WMU-5

Mixed Use, General Commercial, Apartment, Townhouse Stacked, Townhouse, Manor House, Civic Building, Open Space-lot

1

/ 5

80

WMU-8

Mixed Use, General Commercial, Apartment, Townhouse Stacked, Townhouse, Civic Building, Open Space-lot

2

/ 8

125

WMU-12

Mixed Use, General Commercial, Apartment, Townhouse Stacked, Townhouse, Civic Building, Open Space-lot

2

/12

180’

WMU-20

Mixed Use, General Commercial, Apartment, Townhouse Stacked, Townhouse, Civic Building, Open Space-lot

4/20

300’

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Parking standards

Parking in all subdistricts represents a reduction from existing parking requirements. The parking standards for each subdistrict are found in Article XIII and are consistent with the Urban Land Institute (ULI) parking standards. Article XIII provides parking reductions for proximity to transit, multiple or shared uses, and other reductions. On- street parking can also be counted toward required parking.

Surface parking must be located to the rear of buildings on primary streets or behind enhanced landscaping on other frontages.

Open Space Open Space requirements in the planned development district are those of Article XIII Form Districts

Landscaping Landscaping requirements in the planned development district are those of Article XIII Form Districts

Signs Sign requirements are those of Article XIII Form Districts. Generally, the Article XIII districts limit non-attached signs to monument signs (pole signs are prohibited) and limit ground story attached signs to 10 percent of the total area of the ground story façade, and upper story signs to 5 percent of the total area of the ground story facade.

Nonconformity

Existing uses and structures within the Oak Cliff Gateway District that do not comply with the provisions of the proposed zoning, if adopted, would be classified as nonconforming. This nonconformity can be either for a use, or for a structure. Use nonconformity is created when an existing use is no longer allowed in new zoning. Structural nonconformity is created when a building or structure no longer complies with the new zoning site standards.

Nonconforming Structures Buildings that no longer comply with current zoning regulations due to a change in those regulations are structurally nonconforming. A nonconforming structure may be repaired, remodeled, and rebuilt if destroyed by an act of nature such as a fire or storm. In the proposed planned development district most, if not all, structures will become structurally nonconforming. Most structures will be made non-conforming as to set back, entrance, and façade transparency requirements.

22-14

Z067-203(VM)

Nonconforming Uses Generally, uses becoming nonconforming can remain in operation until such time as they relinquish their nonconforming rights. For example, businesses becoming nonconforming can remain in operation, remodel, rebuild on their existing footprint, and even add to their site if that addition does not increase the level of non-conformity. The chart below shows the number of businesses becoming nonconforming within the proposed planned development district. It is important to note that only 6 businesses with a current CO will become nonconforming.

Use

Number becoming nonconforming

Industrial (inside) not potentially incompatible

1

Foster Home

1

General merchandise 3500 or less

2

Personal services

1

Warehouse

1

22-15

Z067-20 3(VM)

A pril 21, 2009
A pril 21, 2009

22-16

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April 21, 2009
April 21, 2009

22-17

Z067-20 3(VM)

Att achment C: Oak

Cliff G atewa y Study Area

Novem ber 5, 200 9

Z067-2 0 3(VM) Att achm e nt C: Oak C liff G atewa y Stu dy

22-18

Z067-20 3(VM)

Att achment D: Oak

Cliff G ateway Study Area

Z067-2 0 3(VM) Att achm e nt D: Oak C liff G ateway Stu dy Area

22-19

Z067-20 3(VM)

At tachment E: Oak Cliff G atewa y Expanded Stu dy Are a

Z067-2 0 3(VM) At t ach m ent E : Oak C liff G atew a

22-20

Z067-20 3(VM)

Current Th oroughfare Plan

Z067-2 0 3(VM) Curr e nt Th o roug h fare P lan 22-21

22-21

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Staff Recomm endation Conditions

Z067-2 0 3(VM) Staf f Recom m endation Conditions 22-22

22-22

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22-87

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Proposed Distri cts & Subdistricts Map

Z067-2 0 3(VM) Propos ed Distri c ts & Su bdistricts Map 22-88

22-88

Z067-20 3(VM)

In dustrial Mu lti-Family S ingle F amily Church Hospital Mult ti-Family Multi- Retail Family
In dustrial
Mu lti-Family
S
ingle
F
amily
Church
Hospital
Mult ti-Family
Multi-
Retail
Family
Industri al
Park &
Open Sp ace
M ulti-Family
School
Single
Auto o Sales
Family
Single Family
Multi-Fam ily
Offic e
R etail

22-89

Z067-20 3(VM)

Z067-2 0 3(VM) 22-90

22-90

Z067-20 3(VM)

7 1 0 4 3 8 2 1 9 6 5
7
1
0
4
3
8
2
1
9
6
5

22-91

Z067-20 3(VM)

Z067-2 0 3(VM) 22-92

22-92

Z067-203(VM)

7/8/2014

Notification List of Property Owners

Label #

Address

Z067-203

1187 Property Owners Notified Owner

1 LANCASTER AVE

1100

CITY & COUNTY LEVEE DISTRICT ROOM 203

2 929

MARSALIS AVE

SEGURA PATRICIA A

3 900

MARSALIS AVE

RISING TIDE LTD PS % R K KNICKERBOCKER

4 908

MARSALIS AVE

BAKER ALBERT L JR &

5 914

MARSALIS AVE

MALONE TONY L

6 922

MARSALIS AVE

CARTER CRAIG HARLAN &

7 926

MARSALIS AVE

WIDMER LEE ANN

8 LANCASTER AVE

917

WEISFED HERSCHEL A

9 LANCASTER AVE

925

WEISFELD HERSHCEL A

618

10 ADDISON ST

WEISFELD HERSCHEL ALAN

11 LANCASTER AVE

913

SMITH ROBERT

12 LANCASTER AVE

911

PRESTON DIGBY M &

619

13 COLORADO BLVD

DILBECK AUDRY & DELLA MARLENE

14 LANCASTER AVE

901

MCKNIGHT MARY L

15 COLORADO BLVD

701

SOUTHERN FOODS GROUP LP SUITE 1200 LB 3

16 EWING AVE

904

DOMINGUEZ INVESTMENTS LTD

17 COLORADO BLVD

909

BELTLINE TRINITY GATEWAY

18 R L THORNTON FWY

100

19 JEFFERSON BLVD

1400

GRTP LTD SUITE 606 FIRST GLENDORA PARTNERS LTD

20 JEFFERSON BLVD

1421

TRINITY BASIN PREPARATORY

21 JEFFERSON BLVD

1413

HOOD WARREN W

22 JEFFERSON BLVD

1417

TRINITY BASIN PREPARATORY

23 JEFFERSON BLVD

1411

ALLEGHENY DALLAS INV % B MOSTELLER

24 JEFFERSON BLVD

1401

GARCIA CATALINA E SOLE & SEPARATE

25 LANCASTER AVE

800

FAIM ECONOMIC DEVELOPMENT CORP

26 LANCASTER AVE

804

804 N LANCASTER AVENUE LLC

22-93

Z067-203(VM)

7/8/2014

Label #

Address

Owner

27 LANCASTER AVE

810

AMG/TPRF II GENEVA SUBSIDIARY 3

816

28 LANCASTER AVE

HERNANDEZ JESSE R

29 LANCASTER AVE

822

CHANG HENRY

30 LANCASTER AVE

830

WOOD MICHELE SUITE 101

836

31 LANCASTER AVE

PRESTON DIGBY &

32 833

EWING AVE

CAMSTAM LP GARY J BEEKMAN

33 825

EWING AVE

PARK HIL PROPERTY LLC

34 819

EWING AVE

MUSIYKO KONSTANTIN

35 824

MARSALIS AVE

MAYS GREGORY T & NADINE R KING-MAYS

36 LANCASTER AVE

817

HALL PATRICIA A

37 812

MARSALIS AVE

ROBINSON RONALD R

38 800

MARSALIS AVE

DRAKEMONT JOINT VENTURE

39 LANCASTER AVE

821

SUPPORTIVE HOUSING INC

40 834

MARSALIS AVE

HILLCREST HOUSE PARTNERSHIP LTD

41 609

COMAL ST

WIGGINS MARTIN & RITA V WHITE

42 LANCASTER AVE

837

MOHAMAD SHAHID

43 LANCASTER AVE

801

PETERS RICHARD D

44 808

MARSALIS AVE

FLORES MARIA D

45 808

MARSALIS AVE

FLORES MARIA D

46 LANCASTER AVE

815

HALL PATRICIA

47 MARSALIS AVE

830

HAUPERS ERIC

48 LANCASTER AVE

809

SCOTTSDALE TE PROPERTIES LLC

49 801

MARSALIS AVE

SALA LARRY J

50 807

MARSALIS AVE

MARTINEK MARK

51 811

MARSALIS AVE

JAMISON MARIANNE &

52 817

MARSALIS AVE

WATERS ROBERT L

53 819

MARSALIS AVE

TRI-DESERT INVESTMENTS INC

54 820

BLAYLOCK DR

RATLIFF STEVEN

55 816

BLAYLOCK DR

HEMBRY LISA

56 825

MARSALIS AVE

B J TRUCKING & JASMINS INC

57 829

MARSALIS AVE

REYNA KARON DEA BROW &

22-94

Z067-203(VM)

7/8/2014

Label #

Address

Owner

58 835

MARSALIS AVE

WEISFELD HERSCHEL

59 839

MARSALIS AVE

WEISFELD HERSCHEL A

60 834

BLAYLOCK DR

HHRCD LLC ATTN MARK A CROSSLIN & RICK W

61 832

BLAYLOCK DR

DELATORRE ALEJANDRO &

62 808

BLAYLOCK DR

RIVERA GROUP STE 1324

63 800

BLAYLOCK DR

RIVERA GROUP LLC STE 1324

64 705

MARSALIS AVE

RADKE JONATHAN WILLIAM & NANCY KENDALL W

65 716

BLAYLOCK DR

HEYLAND EDWARD A

66 704

BLAYLOCK DR

HERNANDEZ MENDY L

67 708

BLAYLOCK DR

THOMAS BRIAN M

68 714

BLAYLOCK DR

DAVIS ORVILL G & BEULAH B

69 507

SABINE ST

ARAMBULA INOCENCIO & JOSEFINA

70 707

MARSALIS AVE

WOOD MICHELE S SUITE 101

71 715

MARSALIS AVE

RAVKIND WILLIAM M ONE MEADOWS BUILDING

72 723

MARSALIS AVE

LSM 723 MARSALIS LP SUITE 510

73 LANCASTER AVE

731

GARZON JACQUELINE L

74 LANCASTER AVE

727

GARZON JACQUELINE

75 704

MARSALIS AVE

ESPINOZA MARIA ELENA

76 700

MARSALIS AVE

SIMS TROY A & SHAKEELA BROOK

77 708

MARSALIS AVE

WOOD SHAUN D & JENNIFER L WOOD

78 714

MARSALIS AVE

LOPEZ DAVID

79 718

MARSALIS AVE

CASTILLO GERRARDO G

80 722

MARSALIS AVE

EL PATO JOINT VENTURE

81 LANCASTER AVE

715

707 715 LANCASTER LLC % TODD FRANKS

82 LANCASTER AVE

707

707 715 LANCASTER LLC ATTN: TODD FRANKS

83 LANCASTER AVE

701

CHAVARRIA CRUZ T

84 LANCASTER AVE

700

CRYSTAL PICON

85 713

SABINE ST

GARCIA ZENOVIO JR

86 707

SABINE ST

VERGARA ROBERTO

706

87 LANCASTER AVE

FATINO FERNANDO

88 LANCASTER AVE

708

PATINO FERNANDO

22-95

Z067-203(VM)

7/8/2014

Label #

Address

Owner

89 LANCASTER AVE

712

CARBALLO FRANCISCO J

90 LANCASTER AVE

720

SUPPORTIVE HOUSING INC % ASD

91 731

EWING AVE

SUPPORTIVE HOUSING INC

92 1

EWING AVE

ENSERCH CORP % ATMOS ENERGY / PPTY TAX

93 709

EWING AVE

RODRIGUEZ RAUL & CECILIA

94 719

SABINE ST

TRIPLE VVV LLC

95 707

EWING AVE

SALA GARRY W

96 706

EWING AVE

AMG TPRF II GENEVA SUBSID 4 LP

97 812

COMAL ST

TEAMES JUDY KAY

98 716

EWING AVE

CARSON JANICE P

99 720

EWING AVE

SALA LARRY J % SALA INVESTMENTS

100 724

EWING AVE

LEE YUNG JA

101 824

COMAL ST

MCCORMICK BONNIE C

102 820

COMAL ST

OLIVER JOHN M

103 JEFFERSON BLVD

1305

ADIA PARTNERSHIP LLC

104 JEFFERSON BLVD

1323

SRSR INC

105 823

SABINE ST

AVERY CHARLES E

106 817

SABINE ST

VARGAS FEDERICO & MARIA R CASTILLO

107 825

SABINE ST

COX PPTIES % ALSTON R COX

108 829

SABINE ST

MONTOYA JOSE GUADALUPE & MARIA DE LA LUZ

109 604

EWING AVE

REYNOLDS ROBERT

110 600

EWING AVE

OBREGON BERTHA G

111 610

EWING AVE

VALERO JESSE III & DIANE

112 620

EWING AVE

ARGUINZONI GILBERT & OPHELIA

113 618

EWING AVE

RENDON MARY B % OPHELIA ARGUINZONE

114 812

SABINE ST

MURILLO ERIKA

115 624

EWING AVE

ARMENDARIZ MARTIN G & ARTEMIO ARMENDARIZ

116 808

SABINE ST

MORIEL BENITO & EDITH

117 628

EWING AVE

MARQUEZ ENRIQUE

118 816

SABINE ST

DALLAS AREA RAPID TRANSIT

119 JEFFERSON BLVD

1215

DALLAS AREA RAPID TRANSIT

22-96

Z067-203(VM)

7/8/2014

Label #

Address

Owner

602

120 LANCASTER AVE

SALDIVAR FAMILY LTD PS

612

121 LANCASTER AVE

AMG/ TPRF II GENEVA SUBSIDIARY I LP

618

122 LANCASTER AVE

BRIGGEMAN SUSAN

624

123 LANCASTER AVE

AURORA APT LLC

124 625

EWING AVE

VEASLEY JAMES

125 619

EWING AVE

DALLAS HOUSING ACQUISITION & DEVELOPMENT

126 609

EWING AVE

DALLAS HOUSING ACQUISITION & DEV CORP CI

127 613

EWING AVE

RODRIGUEZ NORA

128 600

MARSALIS AVE

P & V INC

129 606

MARSALIS AVE

AMG/TPRF II GENEVA SUBSIDIARY 2 LP

130 622

MARSALIS AVE

ELAM EDNA EST OF

131 626

MARSALIS AVE

KENNEDY LISA

132 630

MARSALIS AVE

MARTINEZ PEDRO JOE & LUCIA O

133 614

SABINE ST

HAYNES DELBERT K & AARON M & EMMA G HAYN

134 616

SABINE ST

RAMOS GILBERTO VASQUEZ

627

135 LANCASTER AVE

DSILVA JOHN

136 LANCASTER AVE

623

REALESTATE R US INC

623

137 LANCASTER AVE

MECCA APRIL INC

609

138 LANCASTER AVE

AMG/TPRF II GENEVA SUBSIDIARY 2 LP

609

139 LANCASTER AVE

BATTS DOUGLAS R

140 619

5TH ST

FISHER BRANDY

141 612

BLAYLOCK DR

SANDBERG LEIF A

142 616

BLAYLOCK DR

DIETERT DALE M &

143 622

BLAYLOCK DR

SMITH BOB W & LINDA J

144 606

BLAYLOCK DR

GORDON EVA M & LESLIE W HALL

145 611

MARSALIS AVE

OLIVER JOHN

146 601

MARSALIS AVE

RISING TIDE LTD PS % KNICKERBOCKER INVS

147 615

MARSALIS AVE

AMINI RAMIN

148 629

MARSALIS AVE

JASSO JUANA HERMELINDA &

149 626

BLAYLOCK DR

LOPEZ DAVID A

150 625

MARSALIS AVE

SIXTOS ROCIO

22-97

Z067-203(VM)

7/8/2014

Label #

Address

Owner

151 630

BLAYLOCK DR

GARCIA MARIA ELBA

152 506

SABINE ST

SEFCIK MRS ROBERT

153 400

5TH ST

PRATT EMRON E & ANNIE H

154 406

5TH ST

PRICE JOHN WILEY

155 410

5TH ST

PENA ALFREDO & ASHLEY C

156 414

5TH ST

RODRIGUEZ SANJUANITA EST OF

157 418

5TH ST

CAMACHO JUAN

158 430

5TH ST

REYES JESUS

159 431

6TH ST

THORNTON JENNIFER

160 427

6TH ST

ZANUDIO MELISSA YANEZ & YANEZ VICTOR

161 425

6TH ST

RAMOS JOHN C & CONNIE F

162 423

6TH ST

VIERA JOAQUIN

163 419

6TH ST

DAVILA JUAN M LIFE ESTATE

164 415

6TH ST

TORRES LUIS ARMANDO

165 411

6TH ST

FLORES ROSE

166 401

6TH ST

WEYS CHILDRENS TRUST

167 500

5TH ST

DUBOVE FERNANDO

168 510

5TH ST

PRICE JOHN W

169 520

5TH ST

BARNARD BEVERLY A

170 521

6TH ST

CENTENO MERCEDES

171 519

6TH ST

DELASANCHA ANDRES

172 515

6TH ST

GOMEZ GRACIELA

173 511

6TH ST

BIRNBAUM ENTERPRISES LLC

174 507

6TH ST

CRUZ LEONARDO & AMPARO CRUZ

175 503

6TH ST

GARCIA MARIA ELENA

176 501

MARSALIS AVE

STONERIDGE JOINT VENTURE

177 531

6TH ST

GUDELMAN DEBORAH L

178 515

MARSALIS AVE

OAK RIDGE JOINT VENTURE

179 528

5TH ST

JOHNSON CHRISTINA

180 523

MARSALIS AVE

CRUZ MARTHA E

181 500

MARSALIS AVE

SANDOVAL HERMINIA

22-98

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7/8/2014

Label #

Address

Owner

182 611

6TH ST

CARBALLO OLIVIA

183 504

MARSALIS AVE

MARSALIS FAMILY TRUST CHARLES R NICHOLS

184 514

MARSALIS AVE

YOCOM GALE

185 612

5TH ST

CHILDS HAROLD K

186 602

5TH ST

RAMIREZ GERMAN A & IRMA

187 LANCASTER AVE

517

ALKEBULAN CHRISTIE E

618

188 5TH ST

SOWELLS EDDY C/O EDDY SOWELLS

189 LANCASTER AVE

523

TORRES LORENZA

190 LANCASTER AVE

511

FAZ ISMAEL

191 LANCASTER AVE

501

KAVANAUGH CECIL L

192 LANCASTER AVE

507

KARIKAL GEORGE J

193 6TH ST

711

FLORES JOSE LUIS & MARIA ROSALBA

506

194 LANCASTER AVE

WILLIAMS GREGORY A

195 LANCASTER AVE

500

SEGOVIANO JUAN M & JUANITA SEGOVIANO

196 LANCASTER AVE

512

HICKORY CREEK RETAIL LP

197 LANCASTER AVE

520

ALCANTARA JULIA

198 LANCASTER AVE

518

ARRONA LUCIO & MARIA ARRONA

199 EWING AVE

501

JA CONSTRUCTION SERVICES

200 JEFFERSON BLVD

1101

MARCER INVESTMENTS LLC

201 500

EWING AVE

AGUINAGA GLORIANA GUADALUPE

202 500

EWING AVE

PEDROZA SALVADOR

203 508

EWING AVE

PEDROZA SALVADOR ET AL

204 512

EWING AVE

GRANOFF ALVIN ROY

205 518

EWING AVE

HUNTER WILLIAM

206 812

5TH ST

EDDIN ALDARAGMI SALAH

207 826

5TH ST

GAMBER MONTY

208 820

5TH ST

MAY JOSE FRANCISCO

209 JEFFERSON BLVD

1113

MARCER INV LLC

210 817

6TH ST

JDJM CAPTIAL INVESTMENT LLC

211 831

6TH ST

MARCER INVESTMENTS LLC TR

212 821

6TH ST

LIRA MANUEL & MARIA ANGELICA LIRA

22-99

Z067-203(VM)

7/8/2014

Label #

Address

Owner

213 911

7TH ST

NOVA INVESTMENTS % MARK N VOELLER

214 400

FLEMING PL

MEAZELL M GEAN

215 JEFFERSON BLVD

1010

SWILLING JOHN T

216 R L THORNTON FWY

317

NOVA INVESTMENT % MARK VOELLER

217 402

EWING AVE

SALINAS LEOBARDO & MARIA

218 406

EWING AVE

SALINAS ANTONIO

219 817

7TH ST

RODRIGUEZ ROBERTO & MARIA AMARO

220 408

EWING AVE

SALINAS ANTONIO & MARIA SOTO

221 414

EWING AVE

SALINAS OLGA & SALVADOR GARCIA

222 814

6TH ST

JDJM CAPITAL INVESTMENTS LLC

223 420

EWING AVE

GONZALEZ JESUS S

224 418

EWING AVE

ESTRELLA JUAN M

225 816

6TH ST

BARTOLO VICTOR &

226 820

6TH ST

VILLARREAL MONICO

227 JEFFERSON BLVD

1021

CHRISTIAN CHAPEL MISSIONARY BAPT CHURCH

228 JEFFERSON BLVD

1013

KARLEN GEORGE FRANK

229 6TH ST

828

HERNANDEZ JAIME & MARIA E

230 JEFFERSON BLVD

1001

KARLE GEORGE FRANK

231 7TH ST

800

KARLEN AUTO CO INC % GEORGE KARLEN

232 LANCASTER AVE

400

DOMINO LAUREN M

233 7TH ST

711

MASTERS HARVEST INC THE

234 LANCASTER AVE

412

DALLAS CITY HOMES INC

235 6TH ST

704

418-422 LANCASTER LLC

236 LANCASTER AVE

418

418-422 LANCASTER LLC

237 405

EWING AVE

PAULSON INGRID E & 26TH FLR

238 412

MARSALIS AVE

CHERBONAY AT MARSALIS INDP LIV INC

239 418

MARSALIS AVE

REFUGIO RIZO VASQUEZ

240 422

MARSALIS AVE

LIME HOLDINGS LLC

241 612

6TH ST

RAMIREZ AGRIPINA

242 LANCASTER AVE

417

PAREDES CATALINA LEIJA EST OF

243 6TH ST

616

LACIO ROBERT & CARMEN LACIO

22-100

Z067-203(VM)

7/8/2014

Label #

Address

Owner

244 LANCASTER AVE

413

FLORES BILLY MOISES

245 501

7TH ST

RODRIQUEZ ERNESTO V & ANCELMA V CAMPOZAN

246 505

7TH ST

NUNEZ ARTURO

247 500

6TH ST

GARZA ROBERT & BRENDA

248 506

6TH ST

CRUZ LUIS GERARDO

249 509

7TH ST

LOPEZ JOSE G & ESTER

250 511

LANSING ST

C & C RESIDENTIAL PROPERTIES INC STE 115

251 510

6TH ST

MOXLEY CECELIA K

252 516

6TH ST

WILLIAMS SAMUEL L & EARNESTINE J

253 532

6TH ST

PORTAL 7 LLC

254 419

MARSALIS AVE

ARRELLANO MARIA LUCILA

255 528

6TH ST

NANEZ BENITO M & GUADALUPE

256 524

6TH ST

CASTILLO JUAN S & MARIA E

257 415

MARSALIS AVE

ALONSO JUAN ANTONIO & OLGA LIDIA

258 411

MARSALIS AVE

SALAZAR JOE A

259 516

LANSING ST

CASTILLO JUAN & MARIA E CASTILLO

260 514

LANSING ST

CASTILLO JUAN & MARIA E CASTILLO

261 407

MARSALIS AVE

OLIVO ALBERTO &

262 401

MARSALIS AVE

PERALTA PASCUALA J

263 525

7TH ST

LEAL RUBEN JR & MARTA

264 521

7TH ST

ALEJANDRO ANGELICA &

265 531

7TH ST

GALVAN JOSE G & MARY JANE

266 506

DENVER ST

FLORES BILLY MOISES

267 409

7TH ST

CHAVEZ LORA A

268 510

DENVER ST

HERNANDEZ J PASCUAL & JUANITA

269 502

DENVER ST

FLORES JOSE & MARIA

270 404

6TH ST

MCELROY JOSEPH III & LINDA HOLT

271 512

DENVER ST

WISTERIA HILLS 4 LLC

272 408

6TH ST

WISTERIA HILLS 11 LLC

273 412

6TH ST

GARZA ROBERT P & BRENDA A

274 415

7TH ST

AGUILLON JOSE L & SYLVIA

22-101

Z067-203(VM)

7/8/2014

Label #

Address

Owner

<

275 510

LAKE CLIFF DR

HENDERSON MARLAND M

276 421

7TH ST

GALVAN LORENZA

277 425

7TH ST

ESTRADA NORBERTO &

278 420

6TH ST

WISTERIA HILLS 10 LLC

279 422

6TH ST

CARRION BENJAMIN III & MONICA C

280 432

6TH ST

GOMEZ EDUARDO & OLGA E

281 428

6TH ST

MOLINA BENITO

282 433

7TH ST

HERNANDEZ VERONICA

283 429

7TH ST

SALINAS CANDELARIO

284 333

STARR ST

SIERRA JOSE AMPARO & MARIA ABIGAIL SIERR