Jefferson Area Special

Purpose District
PD 316
City Plan Commission
Briefing
June 5, 2014
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PD 316 - PROPOSED
PD 316 - CURRENT
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Jefferson Area Special Purpose
District - PD 316
Background

December 2011 former Council Member Jasso met
with a group of property owners and merchants in the
Jefferson Boulevard area and established a committee,
the Jefferson Boulevard Alliance, to develop a set of
zoning recommendations for amendments to the
Jefferson Boulevard Area Special Purpose District.
Those recommendations, The Vision, were then
presented by the Jefferson Boulevard Alliance (The
Alliance) to Councilmember Jasso who requested that
staff evaluate the recommendations.
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Background (cont.)

On May 23, 2012, the Dallas City Council authorized
a public hearing to consider appropriate zoning on
property zoned Planned Development District No.
316.
In December of 2012 City Staff met with the Alliance
to review The Vision they had crafted and to
establish a framework for Staff, the Alliance and the
Community to work together.

Jefferson Area Special Purpose
District - PD 316
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Background (cont.)

On February 6, 2013 a Community meeting was held
introducing projected projects for the area, including:
- a Bond project slated for a portion of Jefferson Blvd;
- Streetcar and Trolley expansion plans;
- Review of PD 316 and the next steps in the process;
and
- An invitation was extended to anyone interested in
taking an active role in the zoning process and could
commit to the rigorous schedule of the working
sessions.

Jefferson Area Special Purpose
District - PD 316
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Background (cont.)

On February 22, 2013 the Jefferson Area Zoning
Steering Committee met for the first time.
Between February 2013 and January 2014 the Zoning
Steering Committee met 10 times addressing:
- Uses - Streetscape
- Parking - Signage
On January 13, 2014 a Community meeting was held
to present an overview of the proposed amendments.
Jefferson Area Special Purpose
District - PD 316
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PD 316 - PROPOSED
PD 316 - CURRENT
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General overview of proposed changes:

Reconfigured several subareas to better protect the
existing residential uses while allowing for transitional
development in other areas.
Consolidated19 subareas into 7 primarily in Subarea 1
Allowed new uses in certain subareas, the most significant
of those being:
- Hotel or motel
- Boutique hotel
- Bed and breakfast
- Live/Work
Jefferson Area Special Purpose
District - PD 316
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General overview of proposed changes (cont.)

Broadened types of signage allowed for example:
A-frame, Awning, Blade, Monument and Window signs
Developed street and sidewalk standards to promote
and enhance a pedestrian environment
Developed surface parking lot and landscape
standards that create and allow for a safer more
pedestrian friendly environment


Jefferson Area Special Purpose
District - PD 316
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General overview of proposed changes (cont.)

Modified parking requirements in certain subareas by
allowing:
- Mixed use development shared parking
- Remote parking based on a lease
- On-street parking spaces abutting the building site may
be counted as required parking
- Parking reductions for:
o Tree preservation
o Proximity to DART stations and Trolley stops
o Providing additional bicycle parking
o Providing pedestrian amenities



Jefferson Area Special Purpose
District - PD 316
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PD 316 - PROPOSED
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Subareas 1and 2

Jefferson Area Special Purpose
District - PD 316
To provide for the development of a high intensity mixed use
area including medium density retail, office, personal
service and/or multifamily residential uses in combination
on single or contiguous building sites; protect and maintain the
characteristics of the existing urban form; and to promote and
enhance pedestrian activity.
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Alcohol beverage
establishment (SUP)
Bar, lounge, tavern, private club bar
Microbrewery, micro-distillery or winery
Artisan and specialty goods
shop
Arts and crafts manufacturing

Inside industrial




Jefferson Area Special Purpose
District - PD 316

Bed and Breakfast
Boutique Hotel
Hotel in Subarea 2
(min. 4 stories)
Live/Work
Liquor store
(Beer and Wine only)
Uses Added
Subareas 1and 2

Adult day care
Uses Deleted
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Subareas 1and 2

Easing of parking regulations

o No additional parking required for uses located in a
structure that existed on July 26, 1989.
o Shared parking for nonresidential uses on a lot (amount
of required parking is calculated by time of day usage)
o Retail and Personal Service uses: 1 space per 220 sf
(except Alcohol beverage establishments, business
school, inside commercial amusement, Liquor Store
which are as per code)
o Restaurant: 1 space per 125 sf
o Office: 1/366 sf
o Parking agreements may be based on a lease.

Jefferson Area Special Purpose
District - PD 316
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Parking Reductions for:
o Proximity to Trolley stops and DART stations
o Providing pedestrian amenities
o Providing additional bicycle parking

Security bars prohibited during the hours of 8am and
6pm Monday through Saturday

Residential Proximity Slope Maximum height 200


Subareas 1and 2

Jefferson Area Special Purpose
District - PD 316
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PD 316 - PROPOSED
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Subarea 3

Jefferson Area Special Purpose
District - PD 316
To provide for the development of high density office and
multifamily residential or limited retail uses in combination on
single or contiguous building sites.
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Very few changes are proposed to the
uses in order to continue to promote
high density office and multifamily.

Maximum Height:
270 north of Twelfth Street
200 south of Twelfth Street


Subarea 3

Jefferson Area Special Purpose
District - PD 316
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PD 316 - PROPOSED
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Subarea 4

Jefferson Area Special Purpose
District - PD 316
To provide for the development of lower intensity uses including
medium density retail and personal service, office and multifamily
residential uses in combination on single or contiguous building sites.
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Very few changes are proposed to the
uses in these areas in order to continue
to promote medium density office and
multifamily and limited retail.
The medium intensity of the uses is
intended to allow for the support of the
higher density and intensity uses in
Subarea 1
Residential Proximity Slope Maximum
height 90

Subarea 4

Jefferson Area Special Purpose
District - PD 316
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PD 316 - PROPOSED
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Subarea 5

Jefferson Area Special Purpose
District - PD 316
To provide for the development and protection of low to
medium density residential dwellings and low density office
uses.
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Reconfigured subarea to capture and
better protect the existing residential by
the limiting the uses allowed in this
subarea.

Maximum height: 36

Subarea 5

Jefferson Area Special Purpose
District - PD 316
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PD 316 - PROPOSED
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Subarea 6

Jefferson Area Special Purpose
District - PD 316
To provide for the development of lower intensity uses
including low density office, multifamily residential and
limited retail uses in combination on single or contiguous building
sites.
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Very few changes are proposed to the
uses in these areas in order to continue
to promote medium density office,
multifamily and limited retail.
The medium intensity of the uses is
intended to allow for the support of the
higher density and intensity uses in
Subarea 1
Maximum height: 54

Subarea 6

Jefferson Area Special Purpose
District - PD 316
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PD 316 - PROPOSED
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Subarea 7

Jefferson Area Special Purpose
District - PD 316
To accommodate convenience retail shopping services and
professional office principally servicing and compatible in scale
and intensity of use with adjacent residential uses.
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Very few changes are proposed to the
uses in these areas in order to continue
to promote retail and neighborhood
service uses
Residential Proximity Slope Maximum
Height: 54

Subarea 7

Jefferson Area Special Purpose
District - PD 316
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Next Steps


June 19: City Plan Commission Briefing and
Public Hearing



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Residential Proximity Slope
The residential proximity slope is a plane projected
upward and outward from every site of origination.

Site of origination from which the RPS begins is at
the property line of any private property in:
Residential Districts
PDs and CDs restricted to residential uses not exceeding 36
feet in height.
Height

i. Residential proximity slope. If any portion of
a structure is over 36 feet in height, that
portion may not be located above a
residential proximity slope.

ii. Maximum height. Unless further restricted
under Subparagraph (i), maximum structure
height is ___ feet.
Residential Proximity Slope
(Example)
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Property Line/
Boundary Line of Site of Origination
36
600
2
0
0

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PD 830 Subdistrict 3
(residential, retail and personal service, office)
(50 ht)
D (36ht)
C
H

(
3
6

)

PD 87
(Resid)
(36 ht)
R-7.5(A)
R-7.5(A)
CD 7
(Residential)
CD 7
(Residential)
(90 ht)
(90 ht)
(200 ht)
(200 ht)
(270 ht)
(54 ht)
(54 ht)
(135 ht)
(200 ht) (36 to less than 200 ht)
(36 ht)
(36 ht)
(36 to less than 90 ht)
(54 ht)
Building Heights
within subareas