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    Case Report

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    April Towery
    The City Plan Commission will consider an application to change the zoning of a property located on South Polk Street from an R-7.5(A) Single Family District to an MF-2(A) Multifamily District. The purpose is to allow the existing multifamily use to continue legally. Staff recommends denial because the property is surrounded by single family homes, and allowing multifamily zoning would be incompatible in this neighborhood. The applicant seeks to maintain the nine existing dwelling units on the 8,760 square foot lot.

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    Case Report

    Uploaded by

    April Towery
    55 views13 pages
    The City Plan Commission will consider an application to change the zoning of a property located on South Polk Street from an R-7.5(A) Single Family District to an MF-2(A) Multifamily District. The purpose is to allow the existing multifamily use to continue legally. Staff recommends denial because the property is surrounded by single family homes, and allowing multifamily zoning would be incompatible in this neighborhood. The applicant seeks to maintain the nine existing dwelling units on the 8,760 square foot lot.

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    The City Plan Commission will consider an application to change the zoning of a property located on South Polk Street from an R-7.5(A) Single Family District to an MF-2(A) Multifamily District. The purpose is to allow the existing multifamily use to continue legally. Staff recommends denial because the property is surrounded by single family homes, and allowing multifamily zoning would be incompatible in this neighborhood. The applicant seeks to maintain the nine existing dwelling units on the 8,760 square foot lot.

    Copyright:

    © All Rights Reserved
    Download as PDF, TXT or read online from Scribd
    Download as pdf or txt
    55 views13 pages

    Case Report

    Uploaded by

    April Towery
    The City Plan Commission will consider an application to change the zoning of a property located on South Polk Street from an R-7.5(A) Single Family District to an MF-2(A) Multifamily District. The purpose is to allow the existing multifamily use to continue legally. Staff recommends denial because the property is surrounded by single family homes, and allowing multifamily zoning would be incompatible in this neighborhood. The applicant seeks to maintain the nine existing dwelling units on the 8,760 square foot lot.

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    CITY PLAN COMMISSION THURSDAY, SEPTEMBER 21, 2023

    Planner: Jennifer Muñoz

    FILE NUMBER: Z212-348(JM) DATE FILED: September 19, 2022

    LOCATION: East side of South Polk Street, between Cascade Avenue and
    Elmhurst Place

    COUNCIL DISTRICT: 1

    SIZE OF REQUEST: ± 8,760 square feet CENSUS TRACT: 48113006200

    REPRESENTATIVE/
    APPLICANT: L. Charles Mitchell

    OWNER: Phase II of The Bailey Group, Inc.

    REQUEST: An application for an MF-2(A) Multifamily District on property


    zoned an R-7.5(A) Single Family District.

    SUMMARY: The purpose of the request is to allow multifamily on the site.

    STAFF RECOMMENDATION: Denial.

    PRIOR CPC ACTION: On May 18, June 15, and August 17, 2023, the City Plan
    Commission held this request at the applicant’s request. No
    changes have been made.

    7-1
    Z212-348(JM)

    BACKGROUND INFORMATION:

    • The area of request is currently zoned an R-7.5(A) Single Family District. Per DCAD
    records, the property contains 7,575 square feet of area developed with a one-story
    structure built in 1940. The structure has 4,417 square feet of living area with nine
    dwelling units.

    • As defined in Chapter 51A-2.102, a (34) dwelling unit means on or more rooms


    designed to be a single housekeeping unit to accommodate one family and containing
    one or more kitchens, one or more bathrooms, and one or more bedrooms.

    • Due to these units being classified as individual dwelling units, this is a multifamily
    use. A multifamily use is not permitted in a Single Family District.

    • The applicant is seeking to maintain the multifamily use at the site.

    Zoning History:

    There have not been any zoning cases in the area in the last five years.

    Thoroughfares/Streets:

    Thoroughfare/Street Type Existing/Proposed ROW

    Polk Street Local Street -

    Traffic:

    The Transportation Development Services Division of the Transportation Department has


    reviewed the request and determined that it will not significantly impact the surrounding
    roadway system. Staff will continue review of engineering plans at permitting to comply
    with city standards.

    STAFF ANALYSIS:

    Comprehensive Plan:

    The forwardDallas! Comprehensive Plan was adopted by the City Council in June 2006
    and outlines several goals and policies which can serve as a framework for assisting in
    evaluating the applicant’s request.

    The request does not comply with the following land use goals and policies of the
    Comprehensive Plan:

    7-2
    Z212-348(JM)

    URBAN DESIGN ELEMENT

    GOAL 5.1 PROMOTE A SENSE OF PLACE, SAFETY, AND WALKABILITY

    Policy 5.1.3 Encourage complementary building height, scale, design, and


    character.

    GOAL 5.2 STRENGTHEN COMMUNITY AND NEIGHBORHOOD IDENTITY

    Policy 5.2.1 Maintain neighborhood scale and character.

    NEIGHBORHOOD PLUS

    POLICY 4.3 Enhance neighborhood desirability by improving infrastructure, housing


    stock, recreation, and safety.

    Land Use:

    Zoning Land Use


    Site R-7.5(A) Multifamily

    North R-7.5(A) Single family

    East Single family


    R-7.5(A)

    South R-7.5(A) Single family

    West R-7.5(A) Single family

    Land Use Compatibility:

    The area of request is currently developed with a multifamily structure containing nine
    dwelling units. The applicant was operating this as a group residential facility; however, a
    Code Compliance check identified the structure as noncompliant due to the individual
    dwelling unit configuration. Development Services Department determined the land use
    to be a multifamily use, which is not permitted in the existing Single Family District.

    The property is surrounded by single family zoning and land uses.

    Typically, a 15-foot front yard would be required in a MF-2(A) District. Per Sec. 51A-
    4.401(a)(6), if a blockface is divided by two or more zoning districts, the front yard for the
    entire blockface must comply with the requirements of the district with the greatest front
    yard requirement. Because the remaining lots along the South Polk Street would still be

    7-3
    Z212-348(JM)

    zoned an R-7.5(A) District, the 25-foot front yard of this district would be imposed on the
    proposed MF-2(A) District lot.

    Staff does not support the requested MF-2(A) District at a mid-block point within a well-
    established single family neighborhood. Additionally, once the multifamily land use is
    allowed, the dwelling units will require permits and must comply with the parking and
    landscaping requirements. Staff does not believe the site will be able to comply.

    Development Standards

    Following is a comparison of the development standards of the current R-7.5(A) District


    and the proposed MF-2(A) District.

    Setback Lot Special Primary


    District Density Height
    Front Side/Rear Cvrg. Standards Uses
    Existing: Single
    25’1 5’ 1 du/7,500 sf 30’ 45%
    R-7.5(A) family
    Depending on the
    SF: 0’ Residential
    number of units and
    Duplex: uses
    Proposed: total lot area. For
    15’1 5’ Side/ 36’ 60% including
    MF-2(A) nine one-bedroom
    10’ Rear SF, MF,
    units, 9,000 square etc.
    Other: 15’
    feet.

    1
    Per Sec. 51A-4.401(a)(6), if a blockface is divided by two or more zoning districts, the front yard
    for the entire blockface must comply with the requirements of the district with the greatest front
    yard requirement.

    Landscaping:

    Landscaping will be provided in accordance with the landscaping requirements in Article


    X, as amended.

    Parking:

    Pursuant to the Dallas Development Code, the off-street parking requirement for a
    multifamily use is one space per bedroom with a minimum of one space per dwelling unit.
    The parking requirement for the nine units is nine spaces. The applicant would be required
    to comply with standard parking ratios at permitting.

    7-4
    Z212-348(JM)

    Market Value Analysis:

    Market Value Analysis (MVA), is a tool to aid residents and policy-makers in


    understanding the elements of their local residential real estate markets. It is an objective,
    data-driven tool built on local administrative data and validated with local experts. The
    analysis was prepared for the City of Dallas by The Reinvestment Fund. Public officials
    and private actors can use the MVA to more precisely target intervention strategies in
    weak markets and support sustainable growth in stronger markets. The MVA identifies
    nine market types (A through I) on a spectrum of residential market strength or weakness.
    As illustrated in the attached MVA map, the colors range from purple representing the
    strongest markets (A through C) to orange, representing the weakest markets (G through
    I). The area of request is currently in an “G” MVA cluster that extends to the north, east,
    and south. Properties to the west are within an “F” MVA cluster.

    7-5
    Z212-348(JM)

    List of Officers

    Phase II of the Bailey Group:

    L. Charles Mitchell, Director and Registered Agent


    James H. Bailey, Director
    Douglas Brown, Director

    7-6
    Z212-348(JM)

    7-7
    Z212-348(JM)

    7-8
    Z212-348(JM)

    Single Family Single Family

    Single Family
    Single Family

    7-9
    Z212-348(JM)

    7-10
    Z212-348(JM)

    7-11
    Z212-348(JM)

    02/10/2023

    Notification List of Property Owners


    Z212-348
    35 Property Owners Notified

    Label # Address Owner


    1 1608 S POLK ST PHASE II OF THE BAILEY GROUP INC
    2 1111 CASCADE AVE ROGERS BENJAMIN DANIEL &
    3 1107 CASCADE AVE ORTIZ J MANUEL & LETICIA
    4 1101 CASCADE AVE REYES DOMINGO G
    5 1102 CASCADE AVE MARIN SAMUEL &
    6 1106 CASCADE AVE MITCHELL RUSSELL C
    7 1110 CASCADE AVE YORK DAVID WAYNE &
    8 1114 CASCADE AVE CRONE FREDERICK J
    9 1115 ELMHURST PL FRANKLIN DON R
    10 1111 ELMHURST PL STPIERRE CLAIRE C
    11 1107 ELMHURST PL DUBOSE WADE LEE EST OF
    12 1103 ELMHURST PL CANTU DEBRA MONTEZ & DANNY RAY
    13 1006 ELMDALE PL ESQUIVEL RAMON
    14 922 ELMDALE PL TEXAS ETHIO
    15 1010 ELMDALE PL TOBIAS JUAN JOSE &
    16 1602 S POLK ST PERALTA MIGUEL L
    17 1018 ELMDALE PL HERNANDEZ ROY JR &
    18 1002 ELMDALE PL CRUZ MAURO S & MARGARET
    19 1014 ELMDALE PL SALAS JOSE
    20 1022 ELMDALE PL OCONNOR RAYMOND M
    21 1606 S POLK ST MONSIVIAS JOSE JR
    22 1623 BOYD ST DANIELS CHRISTOPHER K &
    23 1615 BOYD ST SOTO JOSE A & SABINA G
    24 1618 S POLK ST MONTEZ DAVID
    25 1701 S BOYD ST MARROQUIN MARIE &
    26 1622 S POLK ST OWENS RODNEY W & KAYE S

    7-12
    Z212-348(JM)

    02/10/2023

    Label # Address Owner


    27 1705 BOYD ST SALAS GERARDO
    28 1614 S POLK ST TORRES JUAN PEDRO &
    29 1623 BOYD ST SOTO JOSE & SABINA
    30 1709 S BOYD ST PEREZ EUSEBIO &
    31 1626 S POLK ST ALONSO IGNACIO &
    32 1603 S TYLER ST LUNA PATRICIA D
    33 1624 BOYD ST RAMIREZ JORGE & MARIA
    34 1620 BOYD ST Taxpayer at
    35 1616 BOYD ST SOTO JOSE & SABRINA

    7-13

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